63 Oak Dr #88 · Portsmouth, NH 03862

$299,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured · 6 Days on market

Built 1996 Good condition Est $422k · 29% under $580/mo HOA · 15% of rent

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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 +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• Schools +6.7/10.0
• DSCR +6.5/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Double wide in the desirable community of Maple Leaf Village. One level living with open floor plan. Bright open living room leads you to a family room with glass doors. The Kitchen has plenty of cabinets, great island for preparing and entertaining . Dining Room has sliders leading out to an oversized stunning rear deck ready for your Summer cook-outs! 3 bedrooms, the primary bedroom has its own over- sized bath with shower and soakingl tub. Nice level lot with shed for additional storage. Perfect location for all your needs on the Seacoast including shopping, beaches and wonderful restaurants.

Key facts

• Open floor plan
• Oversized rear deck
• Family room

Tags

• OPEN FLOOR PLAN
• FAMILY ROOM
• GLASS DOORS
• PLENTY OF CABINETS
• GREAT ISLAND
• OVERSIZED REAR DECK

Property features AI

Finance

• Other: Unit/Lot number 88; Located in Maple Leaf mobile home park (park-approved)
• HOA & community: One-time buy-in fee of $995; Monthly park fee of $580; Association provides trash removal; Road frontage maintained by association

Exterior

• Parking: Paved driveway
• Utilities: Private water; Community sewer and septic; Circuit breaker electrical service; Cable available; LP/bottled gas available; Internet availability unknown
• Home design: Double wide manufactured home; Mobile home approved for Maple Leaf park; Exterior color: grey
• Construction: Built in 1996; Aluminum siding; Asphalt shingle roof; Mobile serial number 4816-0627IAB; Mobile make: Skyline, model: Sunhaven
• Exterior features: Landscaped lot; Level lot; Near walking paths; Near shopping; Paved driveway

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); One bedroom with attached bath (on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Wall air-conditioning units
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 7.8% vs local median 1.7% in Portsmouth — 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 86/100 on livability (#5 in NH, #354 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• North Hampton School District (rural): math 66% / reading 82% proficiency, ranked #14 of 171 in NH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $299,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $422,334
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Chestnut Rd	0.17mi	2/2.0 (-1)	1,580 (-11%)	11mo	$375,000	$237	59

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-23,409
• Equity at exit: $44,716

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $13,199
• Equity at exit: $25,930

Cash invested: $83,972 (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 03862

• Home prices YoY: -17.5%
• Active inventory: 28
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,850 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$580
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $389

Break-even live

Break-even rent $3,358

Max offer price $299,900

Occupancy floor 85%

Sensitivity live

Price	-10% $596	-5% $493	+0% $389	+5% $285	+10% $182
Rent	-10% $85	-5% $237	+0% $389	+5% $541	+10% $693
Rate	-1.0pp $540	-0.5pp $465	base $389	+0.5pp $311	+1.0pp $232

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Dow Ln Rye, NH	3.0	2.0	1588	$3,850	$2.42	3d	1	0.60mi

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 5 events

1. 2026-06-21
   days on market $299,900 Active 6 DOM
2. 2026-06-18
   days on market $299,900 Active 3 DOM
3. 2026-06-17
   days on market $299,900 Active 2 DOM
4. 2026-06-15
   remarks 612-char remark
5. 2026-06-15
   listed $299,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $46,200
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,696
• − Management: −$3,696
• − HOA: −$6,960
• − Depreciation: −$8,724
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $4,589/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This charming double-wide mobile home in Maple Leaf Village is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Primary bath fixtures — Date suggests potential replacement

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance
• Both Replace primary bath fixtures — Modern fixtures increase functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Primary bath fixtures · Date suggests potential replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Replace primary bath fixtures — Modern fixtures increase functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Hampton School District
• NCES district ID: 3305370
• Math proficiency: 66% ▲ 1.00%
• Reading proficiency: 82% ▲ 3.00%
• Median HH income: $83,171
• Composite: 66.85/100
• National rank: #883
• State rank: #14 of 171 in NH

Livability — Portsmouth

• Score: 86/100
• State rank: #5
• US rank: #354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,484
• Population (ZIP): 4,563

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Asian 4% Two or more races 3%
• Common ancestry: Lithuanian 8% Scotch-Irish 4% Slovak 4%
• Foreign-born: 5% · China, Canada
• Languages at home: 88% English-only · Spanish 6% Chinese 3% Other Indo-European 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.37%
• Current HPI: 384.1561
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $299,900 PrimeMLS