130 Eagle Dr · Rochester, NH 03867

$189,900

2 bd · 2.0 ba · 1,203 sqft · Manufactured public records · 56 Days on market

Built 2002 $158/sqft · 16% below area Est $253k · 25% under $720/mo HOA · 39% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Cash flow +3.3/30.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

TARA ESTATES AT A GREAT PRICE!! Looking for a private home, where you can enjoy a delightful community 55+ and over? Tara Estates has it for you! This home offers convenient, single level, open concept, kitchen/living room living. Beautifully designed with 3 bedrooms, 2 bathrooms, full tub and walk in shower. Large primary bedroom with private on suite. A recent updated 3 season porch for those quiet mornings or entertaining. A front porch adds charm and curb appeal. Residents enjoy an active clubhouse with a gym, library, shuffleboard courts and space for private gatherings. Weekly community events include bingo, coffee hours, poker, crafting, book club and potluck dinners. Let your new l

Key facts

• Active clubhouse
• Shuffleboard courts
• 3 season porch

Tags

• 3 SEASON PORCH
• ACTIVE CLUBHOUSE
• SHUFFLEBOARD COURTS
• COMMUNITY EVENTS

Property features AI

Finance

• Other: Located off Salmon Falls Road
• HOA & community: Association fee of 720 (monthly); One-time fee listed as 720; Association amenities include a clubhouse; Association roads/private road frontage; association handles plowing and trash

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 200 amp electric service; High-speed internet available; Cable available
• Home design: Manufactured/Mobile home; Existing construction
• Construction: Built in 2002; Vinyl siding; Shingle roof
• Exterior features: Level lot; Paved driveway; Located in Tara Estates (mobile park) with park approval

Interior

• Kitchen: Microwave; Refrigerator; Electric stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Kerosene heating; Hot air heating; Central air conditioning
• Interior features: 6 total rooms; Carpet and laminate flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (55.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (2.1% below list).
• Recommended offer: $86k (55.0% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 3.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 84/100 on livability (#8 in NH, #698 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Rochester School District (suburban): math 27% / reading 35% proficiency, ranked #83 of 98 in NH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $119k; list at $190k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $85,542 (55.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 2.56%
• Cash-on-cash: -13.33%
• DSCR: 0.41
• GRM: 8.5

CMA / ARV

• ARV (median comp): $253,442
• List price: $189,900
• Delta: -25.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Diamondback Dr	0.20mi	2/2.0	1,232 (+2%)	0mo	$226,000	$183	87
88 Eagle Dr	0.19mi	3/2.0 (+1)	1,188 (-1%)	0mo	$192,000	$162	84
36 Murray Dr	0.15mi	2/2.0	1,188 (-1%)	10mo	$170,000	$143	83
10 Erin Ln	0.18mi	3/2.0 (+1)	1,177 (-2%)	3mo	$215,000	$183	80
71 Eagle Dr	0.25mi	2/1.5	1,152 (-4%)	0mo	$247,400	$215	79
24 Murray Dr	0.16mi	2/2.0	1,260 (+5%)	13mo	$130,000	$103	74
132 Eagle Dr	0.01mi	2/2.0	1,332 (+11%)	14mo	$287,000	$215	70
34 Murray Dr	0.15mi	2/2.0	1,080 (-10%)	12mo	$170,000	$157	66
72 Eagle Dr	0.24mi	3/2.0 (+1)	1,296 (+8%)	9mo	$179,900	$139	64
29 Eagle Dr	0.37mi	3/2.0 (+1)	1,254 (+4%)	11mo	$200,000	$159	62
74 Eagle Dr	0.23mi	2/1.5	1,080 (-10%)	10mo	$195,000	$181	62
8 York Ct	0.31mi	2/1.5	1,056 (-12%)	12mo	$160,000	$152	53

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -38.3%
• Equity multiple: -0.23×
• Total profit: $-65,600
• Equity at exit: $28,315

10-year hold

• IRR: -40.8%
• Equity multiple: -0.77×
• Total profit: $-93,877
• Equity at exit: $16,419

Cash invested: $53,172 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 109
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$79
• HOA: −$720
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-591

Break-even live

Break-even rent $2,607

Max offer price $85,542

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-537	+0% $-591	+5% $-644	+10% $-698
Rent	-10% $-738	-5% $-664	+0% $-591	+5% $-517	+10% $-444
Rate	-1.0pp $-495	-0.5pp $-542	base $-591	+0.5pp $-640	+1.0pp $-690

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Mill St Unit A Rochester, NH	1.0	1.0	700	$1,200	$1.71	25d	1	1.30mi
616 Portland St #69 Rochester, NH	2.0	1.0	856	$2,250	$2.63	25d	1	1.41mi

HOA detail

• Monthly dues: $720 · $8,640/yr
• Likely covers: gym

Listing history 23 events

1. 2026-06-21
   days on market $189,900 Active 56 DOM
2. 2026-06-18
   days on market $189,900 Active 53 DOM
3. 2026-06-17
   days on market $189,900 Active 52 DOM
4. 2026-06-16
   days on market $189,900 Active 51 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   price $189,900 Active 50 DOM
7. 2026-06-15
   days on market $199,000 Active 50 DOM
8. 2026-06-13
   days on market $199,000 Active 48 DOM
9. 2026-06-13
   days on market $199,000 Active 47 DOM
10. 2026-06-09
    days on market $199,000 Active 44 DOM
11. 2026-06-08
    days on market $199,000 Active 43 DOM
12. 2026-06-07
    days on market $199,000 Active 42 DOM
13. 2026-06-04
    days on market $199,000 Active 39 DOM
14. 2026-06-03
    days on market $199,000 Active 38 DOM
15. 2026-06-02
    days on market $199,000 Active 37 DOM
16. 2026-06-01
    days on market $199,000 Active 36 DOM
17. 2026-05-31
    days on market $199,000 Active 35 DOM
18. 2026-04-26
    listed $199,000 Active 678-char remark
19. 2015-11-19
    price $79,900
20. 2006-05-26
    soldstatus $119,000
21. 2006-05-26
    soldstatus $119,000
22. 2006-05-22
    historical
23. 2006-03-03
    listed $129,900

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,656 · $305/mo
• Expected delta: +$483/yr (+$40/mo · 15.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,309
• − Mortgage interest: −$10,637
• − Property taxes: −$3,173
• − Insurance: −$950
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − HOA: −$8,640
• − Depreciation: −$5,524
• Taxable loss: −$10,185
• Est. tax savings @ 24.0%: +$2,444
• After-tax cash flow: $-4,645/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: Rochester School District
• NCES district ID: 3305940
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $51,080
• Composite: 27.11/100
• National rank: #7039
• State rank: #83 of 98 in NH

Livability — Rochester

• Score: 84/100
• State rank: #8
• US rank: #698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NH
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+46.2% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $189,900 PrimeMLS
• 2026-04-26 Listed $199,000 PrimeMLS
• 2015-11-19 Price Changed $79,900 PrimeMLS
• 2009-10-06 Listed $110,000 MREIS
• 2006-05-26 Sold (Public Records) $119,000 Public Records
• 2006-05-26 Sold (MLS) $119,000 PrimeMLS
• 2006-05-22 Delisted — PrimeMLS
• 2006-03-03 Listed $129,900 PrimeMLS

Property tax history

+3.0%/yr

Latest (2025): $3,173 · +3.0% YoY. Source: county tax records.