69 Oak Dr · Portsmouth, NH 03862

$289,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 62 Days on market

Built 1996 Est $403k · 28% under ↓ 3% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

Key facts

• Expansive kitchen
• Bonus room
• Large living room

Tags

• MANUFACTURED HOME COMMUNITY
• BONUS ROOM
• BRIGHT AND OPEN FLOOR PLAN
• LARGE LIVING ROOM
• DEDICATED DINING AREA
• EXPANSIVE KITCHEN

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private/shared septic; Circuit breaker electrical service; High-speed internet available; Cable available; LP/bottle gas available; Telephone service available
• Home design: Manufactured/mobile home; Existing construction; 1996 construction
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Landscaped lot; Leased lot; Walking trails nearby; Near shopping, hospital, and schools

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Five total rooms; Bonus room
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $273k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $272,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $403,380
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Chestnut Rd	0.16mi	2/2.0 (-1)	1,580 (-2%)	11mo	$375,000	$237	74
4 Limestone Way	0.33mi	3/2.0	1,512 (-7%)	1mo	$265,000	$175	73
41 Holly Cir	0.10mi	2/2.0 (-1)	1,457 (-10%)	7mo	$407,000	$279	68
7 Oak Dr	0.09mi	2/2.0 (-1)	1,480 (-9%)	16mo	$389,000	$263	63
16 Sycamore Ave	0.18mi	2/2.0 (-1)	1,480 (-9%)	14mo	$379,000	$256	61
12 Sycamore Ave	0.18mi	2/2.0 (-1)	1,480 (-9%)	19mo	$369,000	$249	57
1 Stoneledge Rd	0.31mi	2/2.0 (-1)	1,458 (-10%)	22mo	$283,000	$194	45

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $27,163
• Equity at exit: $43,225

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $119,065
• Equity at exit: $25,065

Cash invested: $81,172 (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 03862

• Home prices YoY: -17.5%
• Active inventory: 28
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,850 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $1,164

Break-even live

Break-even rent $2,376

Max offer price $289,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,328	-5% $1,246	+0% $1,164	+5% $1,082	+10% $1,000
Rent	-10% $860	-5% $1,012	+0% $1,164	+5% $1,316	+10% $1,469
Rate	-1.0pp $1,310	-0.5pp $1,238	base $1,164	+0.5pp $1,089	+1.0pp $1,013

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: $72,475
• Closing costs: $8,697
• 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	0.52mi

Listing history 11 events

1. 2026-06-02
   status $289,900 Pending 62 DOM
2. 2026-06-01
   days on market $289,900 Active 62 DOM
3. 2026-05-31
   days on market $289,900 Active 61 DOM
4. 2026-05-19
   price $289,900 1679-char remark

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

5. 2026-05-19
   price $289,900

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

6. 2026-04-08
   status Active

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

7. 2026-04-08
   status Active 1679-char remark

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

8. 2026-04-03
   status Pending 1679-char remark

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

9. 2026-04-03
   status Pending

   Show marketing remark (1679 chars)

   Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

10. 2026-03-18
    listed $299,900 Active 1679-char remark

    Show marketing remark (1679 chars)

    Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

11. 2026-03-18
    listed $299,900 Active

    Show marketing remark (1679 chars)

    Welcome to life in Maple Leaf Village, one of North Hampton’s most sought-after manufactured home communities. Just minutes to the beaches, Portsmouth, and everything the Seacoast lifestyle has to offer. This spacious 2-bedroom home with a bonus room and 2 baths offers over 1,620 sq ft of comfortable, one-level living with a flexible layout designed for today’s lifestyle. The bonus room is perfect for a home office, guest space, or hobby room, giving you that extra versatility buyers are looking for. Inside, you’ll find a bright and open floor plan featuring a large living room, dedicated dining area, and an expansive kitchen with ample cabinetry and workspace. Ideal for both everyday living and entertaining. The private primary suite offers its own bath and generous closet space, while the second bedroom and bonus room are thoughtfully positioned for privacy and functionality. Additional highlights include: • Central A/C • Propane heat & efficient systems • Slab foundation for easy maintenance • Heat tape & vapor barrier underneath for added protection • Large deck perfect for relaxing or entertaining • Outdoor shed for additional storage • Well-maintained home with pride of ownership throughout Set within a well-established community with a neighborhood feel, residents enjoy easy access to major routes, shopping, dining, local hospitals, and the Seacoast’s beautiful beaches just minutes away. Whether you're downsizing, simplifying, or looking for a smart alternative to condo living, this home delivers flexibility, location, and easy living. Smile, you just found your new home!

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $4,576 · $381/mo
• Expected delta: +$1,743/yr (+$145/mo · 61.5%)

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

Taxation est. · year 1

• Rental income: $46,200
• − Mortgage interest: −$16,239
• − Property taxes: −$2,833
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,696
• − Management: −$3,696
• − Depreciation: −$8,433
• Taxable income: $9,853
• Est. tax owed @ 24.0%: −$2,365
• After-tax cash flow: $11,608/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: 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

-3.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $289,900 PrimeMLS
• 2026-05-19 Price Changed $289,900 PrimeMLS
• 2026-04-08 Relisted — PrimeMLS
• 2026-04-08 Relisted — PrimeMLS
• 2026-04-03 Pending — PrimeMLS
• 2026-04-03 Pending — PrimeMLS
• 2026-03-18 Listed $299,900 PrimeMLS
• 2026-03-18 Listed $299,900 PrimeMLS

Property tax history

+5.6%/yr

Latest (2025): $2,833 · +5.1% YoY. Source: county tax records.