66D Oak Ridge Park · Haverhill, NH 03774

$35,000

2 bd · 1.0 ba · 846 sqft · Manufactured public records · 3 Days on market

Built 1975 $350/mo HOA · 24% of rent

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable opportunity in Haverhill! Nestled in a peaceful wooded setting within Oak Ridge Park, this 3-bedroom, 1-bath home offers comfort, functionality, and the opportunity to make it your own. The layout features a comfortable living room, an eat-in kitchen, three bedrooms, and practical living spaces throughout. Enjoy your morning coffee or unwind at the end of the day in the screened porch overlooking the private surroundings. Recent improvements include updated kitchen countertops, sink, and flooring in portions of the home, along with a hot water heater that is approximately 2 years old. Separate laundry and storage areas add to the home's practicality. Outside, the property offers

Key facts

• Covered entryway
• Storage shed
• Screened porch

Tags

• SCREENED PORCH
• UPDATED KITCHEN COUNTERTOPS
• STORAGE SHED
• COVERED ENTRYWAY
• GRASSY YARD

Property features AI

Finance

• Other: Oak Ridge Cooperative mobile co-op; Private road frontage; Common land acreage for the community: 12.6 acres
• HOA & community: Monthly park rent; Monthly fee of $350 for park rent; One-time fees: $50 (other) and $500 buy-in fee

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Community sewer; Circuit breaker electrical service; High-speed internet available at site
• Home design: Single-wide manufactured home; Existing structure; Metal roof; Metal siding; Built in 1975; Located in Oak Ridge Cooperative mobile park (park approved)
• Construction: Manufactured home construction; Metal siding; Metal roof; Year built 1975
• Exterior features: Country setting; Leased lot in a mobile home community; Near golf course, shopping, hospital, and schools

Interior

• Kitchen: Kitchen/dining area; Gas range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: One 3/4 bathroom on the main level
• Heating & cooling: Oil forced-air heating
• Interior features: Five total rooms; Vinyl flooring
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodsville Elementary School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 211 students, 36% FRL).
• Market conditions: 21 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 24% of rent.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 4.15% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.19%
• DSCR: 3.86
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $168,354
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Oak Ridge Rd	0.11mi	2/2.0	790 (-7%)	10mo	$157,599	$199	72

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.1%
• Equity multiple: 6.38×
• Total profit: $52,704
• Equity at exit: $31,531

10-year hold

• IRR: 70.2%
• Equity multiple: 14.21×
• Total profit: $129,459
• Equity at exit: $67,997

Cash invested: $9,800 (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 03774

• Home prices YoY: 3.2%
• Active inventory: 21
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$15
• HOA: −$350
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $524

Break-even live

Break-even rent $788

Max offer price $35,000

Occupancy floor 59%

Sensitivity live

Price	-10% $544	-5% $534	+0% $524	+5% $514	+10% $504
Rent	-10% $410	-5% $467	+0% $524	+5% $582	+10% $639
Rate	-1.0pp $542	-0.5pp $533	base $524	+0.5pp $515	+1.0pp $506

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-21
   statusdays on market $35,000 Pending 3 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $35,000 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,418
• − Mortgage interest: −$1,961
• − Property taxes: −$892
• − Insurance: −$175
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$4,200
• − Depreciation: −$1,018
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $4,758/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: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Haverhill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,606

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Native American 1%
• Common ancestry: Lithuanian 17% Serbian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.75%
• Current HPI: 375.7663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $35,000 PrimeMLS

Property tax history

+8.2%/yr

Latest (2024): $892 · +193.4% YoY. Source: county tax records.