17 Mobile Coach Ln · Mont Vernon, NH 03057

$199,000

2 bd · 1.0 ba · 936 sqft · Manufactured public records · 1 Days on market

Built 1970 0.95 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash-only investment opportunity with upside potential. NO HOA fees!! You own almost an acre! This 2-bedroom, 1-bath home offers a functional floor plan and multiple features ready for renovation and improvement. Access the interior through the mudroom or from the 12x12 deck into the kitchen. Inside, you'll find a fully applianced kitchen, generously sized dining room, and step-down living room with woodstove. Washer and dryer, located in the bathroom, will remain, and all existing furniture conveys with the sale. Interior of home is in great condition. The property includes a full block basement, detached 1-car garage (approx. 18x23), and additional outbuilding (approx. 14x19) for storage

Key facts

• No hoa fees
• Almost an acre
• 0.95 acre lot

Tags

• NO HOA FEES
• ALMOST AN ACRE
• FUNCTIONAL FLOOR PLAN
• FULLY APPLIANCED KITCHEN
• GENEROUSLY SIZED DINING ROOM
• STEP-DOWN LIVING ROOM

Property features AI

Finance

• Other: Property surveyed status unknown; Deed document available

Exterior

• Parking: Detached or attached garage with capacity for 1 car
• Utilities: Private (shared) drilled well; Private sewer; Circuit breakers and fuses for electric; Cable available; Internet availability unknown
• Home design: Single-wide manufactured/mobile home with addition; Existing structure; Yellow exterior color; Metal roof; Built in 1970
• Construction: Vinyl siding; Metal roof; Concrete foundation/basement
• Exterior features: Country setting; Landscaped yard; Level lot; Easements present; Dirt driveway; Cul-de-sac / dead-end frontage; Paved, public and publicly maintained road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom on main level; Master bedroom on main level
• Bathrooms: One full bathroom
• Heating & cooling: Direct vent heating; Wood stove
• Interior features: Five total rooms; Eat-in kitchen; Dining room; Living/Dining area; Mudroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Souhegan Cooperative School District (suburban): math 55% / reading 75% proficiency, ranked #27 of 171 in NH (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 981 units permitted in Hillsborough County in 2024 (381 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.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $84,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Second St	0.41mi	2/1.0	944 (+1%)	9mo	$85,000	$90	72

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $17,239
• Equity at exit: $29,672

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $78,929
• Equity at exit: $17,206

Cash invested: $55,720 (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 03057

• Home prices YoY: -16.5%
• Active inventory: 6
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,782 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$295 /mo · $3,544/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $776

Break-even live

Break-even rent $1,800

Max offer price $199,000

Occupancy floor 67%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $199,000 Active 1 DOM

ⓘ 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: $3,544 · $295/mo
• Projected year-2 tax: $3,941 · $328/mo
• Expected delta: +$397/yr (+$33/mo · 11.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,383
• − Mortgage interest: −$11,147
• − Property taxes: −$3,544
• − Insurance: −$995
• − Repairs & maintenance: −$2,671
• − Management: −$2,671
• − Depreciation: −$5,789
• Taxable income: $6,566
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $7,734/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: Souhegan Cooperative School District
• NCES district ID: 3306260
• Math proficiency: 55% ▼ -5.00%
• Reading proficiency: 75% ▼ -5.00%
• Median HH income: $116,870
• Composite: 62.97/100
• National rank: #1333
• State rank: #27 of 171 in NH

Livability — Mont Vernon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,630

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 8% Slovak 4% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 4% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.07%
• Current HPI: 264.3017
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $199,000 PrimeMLS

Property tax history

+2.4%/yr

Latest (2024): $3,544 · +7.2% YoY. Source: county tax records.