80 Rosegate Farm Dr · Manchester, NH 03109

$699,900

3 bd · 3.5 ba · 2,248 sqft · SingleFamily public records · 6 Days on market

Built 1999 0.52 ac lot Est $562k · 25% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market! Financing fell through. This is your opportunity to own in Manchester's exclusive Rosegate Farm Community. This beautiful spacious Colonial sits on an oversized 26' x 36' foundation with an attached 14' x 24' Family room. The home includes 4 bathrooms, 9' ceilings, freshly painted, gas fireplace, hardwood, ceramic tile and new carpeting. Enjoy the great views overlooking the Manchester skyline in the front yard, or the quiet setting on the deck in the back yard. Do you need a quiet place to work or watch a game? Enjoy the finished basement w/ Office. Easily accessible to highways, shopping, and airport. Upgrades include a newer Furnace/AC, hot water heater, and appliances. Don't miss out on this beautiful home.

Key facts

• Quartz counters
• Central air
• New roof

Tags

• NEW ROOF
• CENTRAL AIR
• WHOLE-HOUSE GENERATOR
• FOUR-ZONE IRRIGATION SYSTEM
• QUARTZ COUNTERS
• WALK-IN PANTRY

Property features AI

Finance

• Other: Covenants and deed available

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; 200 amp service with circuit breakers; Cable available; High-speed internet available on site
• Home design: Colonial style; Existing construction; White exterior
• Construction: Built in 1999; Vinyl exterior; Asphalt shingle roof
• Exterior features: Paved driveway; City lot; Located in the Rosegate Farm subdivision

Interior

• Kitchen: Kitchen (12 x 12); Dishwasher; Electric range; Refrigerator
• Bedrooms: Master bedroom suite on level 2 (12 x 19); Bedroom on level 2 (15 x 11); Bedroom on level 2 (15 x 12)
• Flooring: Hardwood; Carpet; Tile
• Bathrooms: Two full baths; One 3/4 bath (basement); One half bath
• Heating & cooling: Forced air heat (Natural Gas); Central air conditioning
• Interior features: Finished walkout basement; Nine total rooms; Foyer; Breakfast nook; Family room; Living room; Dining room; Office/Study (basement)
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $627k (10.4% below list).
• Recommended offer: $627k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Manchester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#10 in NH, #879 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Manchester School District (urban): math 14% / reading 27% proficiency, ranked #96 of 98 in NH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Green Acres School (math 27% / reading 42%, grade F, #179 of 263 statewide, top 71%, 435 students, 22% FRL) — zoned schools average 22% FRL vs 50% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 34% at this address vs 20% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Manchester School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $552k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $626,977 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $562,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Rosegate Farm Dr	0.04mi	3/2.5	2,396 (+7%)	14mo	$660,000	$275	72
54 Rosegate Farm Dr	0.07mi	3/2.5	2,058 (-8%)	15mo	$675,000	$328	66
42 Filips Glen Dr	0.40mi	3/2.5	2,266 (+1%)	11mo	$651,000	$287	66
55 Bernice Ave	0.38mi	3/2.0	2,371 (+6%)	9mo	$645,000	$272	60
133 Corning Rd	0.26mi	4/2.0 (+1)	2,444 (+9%)	6mo	$525,000	$215	58
150 Rosegate Farm Dr	0.18mi	3/2.0	1,983 (-12%)	14mo	$495,000	$250	54
12 Forest Hill Way	0.67mi	3/2.5	2,388 (+6%)	3mo	$580,000	$243	52
20 Lupine Way	0.52mi	4/3.0 (+1)	2,500 (+11%)	12mo	$415,000	$166	40
12 Forest Hill Way #57	0.67mi	3/2.5	2,100 (-7%)	21mo	$500,000	$238	36
39 Ashley Dr	0.70mi	3/1.5	2,022 (-10%)	16mo	$510,000	$252	29
876 Bodwell Rd	0.69mi	4/2.0 (+1)	1,920 (-15%)	22mo	$476,000	$248	14

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-96,271
• Equity at exit: $104,357

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-61,756
• Equity at exit: $60,515

Cash invested: $195,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03109

• Home prices YoY: -19.7%
• Active inventory: 35
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $6,270 medium
• Mortgage (P&I): −$3,670
• Tax from tax record: −$722 /mo · $8,664/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,317
• Net cashflow: $269

Break-even live

Break-even rent $5,929

Max offer price $699,900

Occupancy floor 91%

Sensitivity live

Price	-10% $665	-5% $467	+0% $269	+5% $71	+10% $-127
Rent	-10% $-226	-5% $21	+0% $269	+5% $517	+10% $764
Rate	-1.0pp $622	-0.5pp $447	base $269	+0.5pp $88	+1.0pp $-97

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Forest Hill Way Manchester, NH	4.0	2.5	1970	$7,499	$3.81	15d	1	0.75mi
15 Double Brook Rd Manchester, NH	3.0	2.5	2826	$4,200	$1.49	15d	1	1.15mi

Listing history 5 events

1. 2026-06-21
   days on market $699,900 Active 6 DOM
2. 2026-06-18
   days on market $699,900 Active 3 DOM
3. 2026-06-17
   days on market $699,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $699,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $8,664 · $722/mo
• Projected year-2 tax: $11,961 · $997/mo
• Expected delta: +$3,297/yr (+$275/mo · 38.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,237
• − Mortgage interest: −$39,205
• − Property taxes: −$8,664
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,019
• − Management: −$6,019
• − Depreciation: −$20,361
• Taxable loss: −$8,530
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $5,277/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Manchester School District
• NCES district ID: 3304590
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $54,096
• Composite: 18.67/100
• National rank: #8886
• State rank: #96 of 98 in NH

Livability — Manchester

• Score: 83/100
• State rank: #10
• US rank: #879

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, NH
• City population: 110,172
• Population (ZIP): 10,118

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 11% Romanian 3% Russian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.66%
• Current HPI: 353.7732
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+22.8% since first listed

6 events — show timeline

• 2026-06-15 Listed $699,900 PrimeMLS
• 2023-02-06 Sold (MLS) $552,500 PrimeMLS
• 2023-01-06 Contingent — PrimeMLS
• 2022-12-22 Relisted — PrimeMLS
• 2022-12-02 Pending — PrimeMLS
• 2022-10-28 Listed $570,000 PrimeMLS

Property tax history

+2.3%/yr

Latest (2024): $8,664 · +3.8% YoY. Source: county tax records.