28 Great Brook Dr

Belmont, NH 03220-4403

$88,900F

3 bd · 2.0 ba · 1,080 sqft · Built 1995 · Manufactured · Active · 258 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,900/mo
• Mortgage (P&I): −$466
• Tax + insurance: −$242
• HOA: −$1,318
• Vac / Maint / Mgmt: −$399
• Net cashflow: $-525/mo
• Annual: $-6,297/yr
• Cap rate: -0.79%
• Cash-on-cash: -25.30%
• DSCR: -0.13
• 1% rule: 2.14%
• Cash to close: $24,892

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $89k.
• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $26k (70.2% below list).
• Meets the 1% rule at list price ($2k rent vs $89k).
• It's been on market 258 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $26k (70.2% below list) — sets the bar for cash-flow.
• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Location reads 61/100 on livability (#89 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, housing D, amenities F.
• Shaker Regional School District (rural): math 27% / reading 45% proficiency, ranked #70 of 98 in NH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belmont Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 334 students, 40% FRL); Belmont Middle School (math 21% / reading 46%, grade F, #59 of 96 statewide, top 61%, 345 students, 31% FRL); Belmont High School (math 32% / reading 52%, grade F, #56 of 90 statewide, top 64%, 366 students, 27% FRL) — zoned schools at 33% FRL track the district average.
• Watch-outs: property tax is 2.8% of price; HOA is 69% of rent.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate -0.8% vs local median 1.7% in Belmont — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Questions for listing agent

• 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?
• It's been on market 258 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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?