2 Sagamore Ln · Rochester, NH 03867

$145,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 85 Days on market

Built 1997 $112/sqft · 20% below area Est $180k · 20% under $900/mo HOA · 37% of rent

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Why this score? — see what drove the C 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
• Cash flow +13.6/30.0
• 1% rule +10.0/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in one of the area’s most sought-after 55+ communities! This well-maintained double wide manufactured home with 5 year young roof, offers a peaceful setting with beautiful river views you’ll enjoy year-round. Step inside to a spacious and functional split-bedroom layout, providing privacy and comfort for both you and your guests. The primary suite features a full private bathroom, creating your own relaxing retreat. One of the highlights of this home is the inviting sunporch—perfect for morning coffee or unwinding at the end of the day while taking in the tranquil river views. Residents of this community enjoy fantastic amenities including a clubhouse and in-ground pool, making it easy to stay active and social. Conveniently located just minutes from The Ridge Marketplace and other local shopping, dining, and everyday essentials. Whether you're looking to downsize or simplify, this home offers the perfect blend of comfort, convenience, and scenic charm. Don’t miss your opportunity to make it yours! Don't delay, showings begin right away.

Key facts

• Community pool
• Built 1997
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.6% in Rochester — 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 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); 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 38% of the median local income ($79k/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 $1k 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.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $145k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.70% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 4.9

CMA / ARV

• ARV (median comp): $180,374
• List price: $145,000
• Delta: -14.12%
• 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
19 Shiloh Dr	0.15mi	3/2.0	1,296 (0%)	8mo	$150,000	$116	86
49 Shiloh Dr	0.30mi	3/2.0	1,296 (0%)	6mo	$155,000	$120	81
35 Seneca St	0.13mi	3/2.0	1,296 (0%)	16mo	$180,000	$139	80
22 Cherokee Way	0.08mi	2/2.0 (-1)	1,211 (-7%)	0mo	$115,000	$95	80
74 Seneca St	0.19mi	3/2.0	1,378 (+6%)	2mo	$144,000	$104	79
32 Monadnock Dr	0.10mi	2/2.0 (-1)	1,248 (-4%)	6mo	$120,000	$96	79
5 Monadnock Dr	0.10mi	2/2.0 (-1)	1,211 (-7%)	1mo	$108,000	$89	78
20 Seneca St	0.17mi	3/2.0	1,188 (-8%)	1mo	$137,000	$115	77
23 Monadnock Dr	0.09mi	3/2.0	1,386 (+7%)	14mo	$225,000	$162	73
44 Monadnock Dr	0.09mi	2/2.0 (-1)	1,211 (-7%)	17mo	$168,000	$139	66
15 Monadnock Dr	0.09mi	3/2.0	1,440 (+11%)	14mo	$222,000	$154	65
78 Seneca St	0.36mi	3/2.0	1,431 (+10%)	9mo	$200,000	$140	58

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-19,384
• Equity at exit: $21,620

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-965
• Equity at exit: $12,537

Cash invested: $40,600 (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: 108
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$216 /mo · $2,587/yr
• Insurance: −$60
• HOA: −$900
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $7

Break-even live

Break-even rent $2,451

Max offer price $145,000

Occupancy floor 95%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Farmington Rd Rochester, NH	1.0–2.0	1.0	875	$2,300	$2.63	1d	1	0.21mi

HOA detail

• Monthly dues: $900 · $10,800/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 85 DOM
2. 2026-06-17
   price $145,000 Active 84 DOM
3. 2026-06-17
   days on market $154,900 Active 84 DOM
4. 2026-06-16
   days on market $154,900 Active 83 DOM
5. 2026-06-15
   days on market $154,900 Active 82 DOM
6. 2026-06-13
   days on market $154,900 Active 80 DOM
7. 2026-06-13
   days on market $154,900 Active 79 DOM
8. 2026-06-09
   days on market $154,900 Active 76 DOM
9. 2026-06-08
   days on market $154,900 Active 75 DOM
10. 2026-06-07
    days on market $154,900 Active 74 DOM
11. 2026-06-04
    days on market $154,900 Active 71 DOM
12. 2026-06-03
    days on market $154,900 Active 70 DOM
13. 2026-06-02
    days on market $154,900 Active 69 DOM
14. 2026-06-01
    days on market $154,900 Active 68 DOM
15. 2026-05-31
    days on market $154,900 Active 67 DOM
16. 2026-05-19
    price $154,900 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to easy living in one of the area’s most sought-after 55+ communities! This well-maintained double wide manufactured home with 5 year young roof, offers a peaceful setting with beautiful river views you’ll enjoy year-round. Step inside to a spacious and functional split-bedroom layout, providing privacy and comfort for both you and your guests. The primary suite features a full private bathroom, creating your own relaxing retreat. One of the highlights of this home is the inviting sunporch—perfect for morning coffee or unwinding at the end of the day while taking in the tranquil river views. Residents of this community enjoy fantastic amenities including a clubhouse and in-ground pool, making it easy to stay active and social. Conveniently located just minutes from The Ridge Marketplace and other local shopping, dining, and everyday essentials. Whether you're looking to downsize or simplify, this home offers the perfect blend of comfort, convenience, and scenic charm. Don’t miss your opportunity to make it yours! Don't delay, showings begin right away.

17. 2026-03-25
    listed $159,900 Active 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to easy living in one of the area’s most sought-after 55+ communities! This well-maintained double wide manufactured home with 5 year young roof, offers a peaceful setting with beautiful river views you’ll enjoy year-round. Step inside to a spacious and functional split-bedroom layout, providing privacy and comfort for both you and your guests. The primary suite features a full private bathroom, creating your own relaxing retreat. One of the highlights of this home is the inviting sunporch—perfect for morning coffee or unwinding at the end of the day while taking in the tranquil river views. Residents of this community enjoy fantastic amenities including a clubhouse and in-ground pool, making it easy to stay active and social. Conveniently located just minutes from The Ridge Marketplace and other local shopping, dining, and everyday essentials. Whether you're looking to downsize or simplify, this home offers the perfect blend of comfort, convenience, and scenic charm. Don’t miss your opportunity to make it yours! Don't delay, showings begin right away.

18. 2003-05-30
    soldstatus $92,900

ⓘ 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: $2,587 · $216/mo
• Projected year-2 tax: $2,874 · $240/mo
• Expected delta: +$287/yr (+$24/mo · 11.1%)

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

Taxation est. · year 1

• Rental income: $29,520
• − Mortgage interest: −$8,122
• − Property taxes: −$2,587
• − Insurance: −$725
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − HOA: −$10,800
• − Depreciation: −$4,218
• Taxable loss: −$1,656
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $481/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

+66.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $154,900 PrimeMLS
• 2026-03-25 Listed $159,900 PrimeMLS
• 2003-05-30 Sold (Public Records) $92,900 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,587 · +3.0% YoY. Source: county tax records.