65 Polly Ann Park #65 · Dover, NH 03820

$135,000

2 bd · 1.0 ba · 808 sqft · Manufactured · 29 Days on market

Built 1971 Good condition $167/sqft · 117% above area $440/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in the Dover-Portsmouth-Seacoast area. This is a recently renovated 2-bedroom mobile home in the conveniently located Dover Point Cooperative, consisting of 808 square feet which includes a large open entryway room attached to the original mobile home. It features 2 bedrooms: the first of which has re-designed large closet space, and the rear bedroom has recently upgraded new windows. The bathroom has been redesigned to create better use of space and efficiency while replacing much of the plumbing, including a brand new shower and new water heater. The bathroom also features more shelving and a stacked laundry unit. Many of the windows in the living and dining area have been replaced with new energy efficient windows as well to provide more heat savings. The kitchen features renovated cabinets, full refrigerator, and a new propane-fired stove and range. The floors in the kitchen and dining area have been replaced, as well as new carpeting in the living room, hall, and bedrooms. Force hot air heating and hot water are fueled by propane. The outside features a large wood deck platform off the back of the entryway room, as well as a large shed for additional storage. The yard in the back of the property opens up to a view of a large wetlands area below the park and overlooks the Varney Brook watershed with possible bird and wildlife sightings. The Dover Point Cooperative is a resident owned park with low monthly lot fees, of $440. Minutes from downtown Dover and the Spaulding Turnpike for commuters, this property has many easy-to-get-to businesses for necessities and shopping, including a popular local farm produce business. 3 miles to downtown Dover. 10 Miles to downtown Portsmouth. Pets are allowed with restrictions. Broker interest in this property. Homes do not come available very often in this park, nor are they as affordable as this one in the entire seacoast area. Don’t miss this opportunity!

Key facts

• New flooring
• Renovated cabinets
• Built 1971

Tags

• LARGE OPEN ENTRYWAY ROOM
• RE-DESIGNED LARGE CLOSET SPACE
• RECENTLY UPGRADED NEW WINDOWS
• RENOVATED CABINETS
• NEW PROPANE-FIRED STOVE
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.1% in Dover — 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 90/100 on livability (#3 in NH, #86 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+.
• Dover School District (suburban): math 35% / reading 53% proficiency, ranked #53 of 98 in NH (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 36% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 2.11% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 3.9

CMA / ARV

• ARV (median comp): $62,118
• List price: $135,000
• Delta: 117.33%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Polly Ann Park	0.06mi	2/1.0	734 (-9%)	16mo	$105,000	$143	69

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.94×
• Total profit: $35,617
• Equity at exit: $20,129

10-year hold

• IRR: 31.2%
• Equity multiple: 3.89×
• Total profit: $109,282
• Equity at exit: $11,672

Cash invested: $37,800 (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 03820

• Rents YoY: 3.4%
• Active inventory: 124
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,851 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$440
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $879

Break-even live

Break-even rent $1,738

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $973	-5% $926	+0% $879	+5% $833	+10% $786
Rent	-10% $654	-5% $767	+0% $879	+5% $992	+10% $1,104
Rate	-1.0pp $947	-0.5pp $914	base $879	+0.5pp $844	+1.0pp $809

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Cottage Park Dr Dover, NH	2.0	1.0	600	$3,250	$5.42	45d	1	0.43mi
50-60 Pointe Pl Unit 60-206 Dover, NH	2.0	2.0	1074	$3,100	$2.89	45d	1	0.86mi
35 Mill St Unit 36 Dover, NH	2.0	2.0	1008	$2,700	$2.68	45d	1	1.44mi

HOA detail

• Monthly dues: $440 · $5,280/yr
• Likely covers: water

Listing history 2 events

1. 2026-05-14
   status Pending 1953-char remark

   Show marketing remark (1953 chars)

   Affordable living in the Dover-Portsmouth-Seacoast area. This is a recently renovated 2-bedroom mobile home in the conveniently located Dover Point Cooperative, consisting of 808 square feet which includes a large open entryway room attached to the original mobile home. It features 2 bedrooms: the first of which has re-designed large closet space, and the rear bedroom has recently upgraded new windows. The bathroom has been redesigned to create better use of space and efficiency while replacing much of the plumbing, including a brand new shower and new water heater. The bathroom also features more shelving and a stacked laundry unit. Many of the windows in the living and dining area have been replaced with new energy efficient windows as well to provide more heat savings. The kitchen features renovated cabinets, full refrigerator, and a new propane-fired stove and range. The floors in the kitchen and dining area have been replaced, as well as new carpeting in the living room, hall, and bedrooms. Force hot air heating and hot water are fueled by propane. The outside features a large wood deck platform off the back of the entryway room, as well as a large shed for additional storage. The yard in the back of the property opens up to a view of a large wetlands area below the park and overlooks the Varney Brook watershed with possible bird and wildlife sightings. The Dover Point Cooperative is a resident owned park with low monthly lot fees, of $440. Minutes from downtown Dover and the Spaulding Turnpike for commuters, this property has many easy-to-get-to businesses for necessities and shopping, including a popular local farm produce business. 3 miles to downtown Dover. 10 Miles to downtown Portsmouth. Pets are allowed with restrictions. Broker interest in this property. Homes do not come available very often in this park, nor are they as affordable as this one in the entire seacoast area. Don’t miss this opportunity!

2. 2026-04-15
   listed $135,000 Active 1953-char remark

   Show marketing remark (1953 chars)

   Affordable living in the Dover-Portsmouth-Seacoast area. This is a recently renovated 2-bedroom mobile home in the conveniently located Dover Point Cooperative, consisting of 808 square feet which includes a large open entryway room attached to the original mobile home. It features 2 bedrooms: the first of which has re-designed large closet space, and the rear bedroom has recently upgraded new windows. The bathroom has been redesigned to create better use of space and efficiency while replacing much of the plumbing, including a brand new shower and new water heater. The bathroom also features more shelving and a stacked laundry unit. Many of the windows in the living and dining area have been replaced with new energy efficient windows as well to provide more heat savings. The kitchen features renovated cabinets, full refrigerator, and a new propane-fired stove and range. The floors in the kitchen and dining area have been replaced, as well as new carpeting in the living room, hall, and bedrooms. Force hot air heating and hot water are fueled by propane. The outside features a large wood deck platform off the back of the entryway room, as well as a large shed for additional storage. The yard in the back of the property opens up to a view of a large wetlands area below the park and overlooks the Varney Brook watershed with possible bird and wildlife sightings. The Dover Point Cooperative is a resident owned park with low monthly lot fees, of $440. Minutes from downtown Dover and the Spaulding Turnpike for commuters, this property has many easy-to-get-to businesses for necessities and shopping, including a popular local farm produce business. 3 miles to downtown Dover. 10 Miles to downtown Portsmouth. Pets are allowed with restrictions. Broker interest in this property. Homes do not come available very often in this park, nor are they as affordable as this one in the entire seacoast area. Don’t miss this opportunity!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $34,210
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,737
• − Management: −$2,737
• − HOA: −$5,280
• − Depreciation: −$3,927
• Taxable income: $9,267
• Est. tax owed @ 24.0%: −$2,224
• After-tax cash flow: $8,327/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 · 3 photos

Good 75/100 Cosmetic rehab

This recently renovated mobile home in Dover Point Cooperative is in good condition with cosmetic updates. It offers a good balance of affordability and potential for further value enhancement through minor improvements.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value.
• Both Landscaping improvements — Improves curb appeal and enhances property value.
• Both Install new flooring — Improves living space and adds value.
• Both Update kitchen — Improves functionality and adds value.
• Both Upgrade HVAC system — Improves comfort and energy efficiency, adding value.
• Both Install new windows — Enhances energy efficiency and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value. ↑
• Both Landscaping improvements — Improves curb appeal and enhances property value. ↑
• Both Install new flooring — Improves living space and adds value. ↑
• Both Update kitchen — Improves functionality and adds value. ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency, adding value. ↑
• Both Install new windows — Enhances energy efficiency and adds value. ↑

ⓘ 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: Dover School District
• NCES district ID: 3302640
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,124
• Composite: 38.71/100
• National rank: #4138
• State rank: #53 of 98 in NH

Livability — Dover

• Score: 90/100
• State rank: #3
• US rank: #86

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, NH
• County: Strafford County · 75,181 people
• City population: 33,440
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 33,440
• Household income: $94,897
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1789.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 1%
• Common ancestry: Lithuanian 10% Slovak 4% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% 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: ▼ -202.65%
• Current HPI: 314.3597
• Rent YoY: ▲ 3.41%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Pending — PrimeMLS
• 2026-04-15 Listed $135,000 PrimeMLS