862 Mayhew Tpke #1 · Bridgewater, NH 03222

$109,900

2 bd · 1.0 ba · 806 sqft · Manufactured public records · 47 Days on market

Built 1971 $540/mo HOA ↓ 4% since listing

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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).

• Cash flow +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained mobile home situated near Newfound Lake. This home occupies a private corner lot and boasts a spacious, bright eat-in kitchen, a cozy living room, two bedrooms, and one full bathroom complete with a laundry area. Experience the warmth of chilly winter evenings in the living room, warmed by the pellet stove. Enjoy the sunroom or screened in back porch on those hot summer days. This property has two sheds for all your storage needs. Wellington State Park is about 6miles away, which offers a sandy beach and boat launch. You’ll also have easy access to hiking trails, snowmobile paths, and skiing opportunities nearby. The home is part of the Newfound Acres Co-op, where park approval is required. The co-op fee is $540 per month.

Key facts

• Laundry area
• Sunroom
• Pellet stove

Tags

• PRIVATE CORNER LOT
• SPACIOUS EAT-IN KITCHEN
• LAUNDRY AREA
• PELLET STOVE
• SUNROOM
• SCREENED IN BACK PORCH

Property features AI

Finance

• Other: Association documents, deed, property disclosure and tax map available
• HOA & community: Monthly co-op/association fee of $540; Fee includes plowing, trash, water and park rent; Mobile park name: Newfound Acres Cooperative; Mobile park approval in place

Exterior

• Parking: Concrete driveway
• Utilities: Community water; Private sewer; 100 Amp electric service (Eversource); LP/Bottle gas available; Oil fuel supplied by Dead River; High-speed internet available on site
• Home design: Manufactured home; Manuf/Mobile architectural style; Single-story (all rooms listed on main level); Yellow exterior
• Construction: Built in 1971; Vinyl siding; Metal roof; Located in Newfound Acres Cooperative (mobile co-op)
• Exterior features: Corner lot; Level lot; Beach access to Newfound Lake; Community water access

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Two bedrooms (both on main level)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Oil heat; Pellet stove
• Interior features: Sunroom; Living room; Kitchen/dining area; Four total rooms
• Laundry & utility: Washer; Dryer

🏢 Co-op / cooperative unit. The $109,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Newfound Area School District (rural): math 35% / reading 48% proficiency, ranked #61 of 98 in NH (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bristol Elementary School (math 32% / reading 52%, grade F, #141 of 263 statewide, top 58%, 188 students, 38% FRL).
• Market conditions: 60 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.69% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 4.9

CMA / ARV

• ARV (median comp): $79,563
• List price: $109,900
• Delta: 38.13%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $350
• Equity at exit: $16,386

10-year hold

• IRR: 10.2%
• Equity multiple: 1.80×
• Total profit: $24,500
• Equity at exit: $9,502

Cash invested: $30,772 (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 03222

• Home prices YoY: -2.6%
• Active inventory: 60
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$46
• HOA: −$540
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $281

Break-even live

Break-even rent $1,507

Max offer price $109,900

Occupancy floor 80%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $540 · $6,480/yr

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 47 DOM
2. 2026-06-17
   days on market $109,900 Active 46 DOM
3. 2026-06-16
   days on market $109,900 Active 45 DOM
4. 2026-06-15
   days on market $109,900 Active 44 DOM
5. 2026-06-13
   days on market $109,900 Active 42 DOM
6. 2026-06-12
   days on market $109,900 Active 41 DOM
7. 2026-06-09
   days on market $109,900 Active 38 DOM
8. 2026-06-08
   days on market $109,900 Active 37 DOM
9. 2026-06-07
   days on market $109,900 Active 36 DOM
10. 2026-06-07
    days on market $109,900 Active 35 DOM
11. 2026-06-04
    days on market $109,900 Active 32 DOM
12. 2026-06-02
    days on market $109,900 Active 31 DOM
13. 2026-06-01
    days on market $109,900 Active 30 DOM
14. 2026-05-31
    days on market $109,900 Active 29 DOM
15. 2026-05-02
    listed $109,900 Active 754-char remark
16. 2026-01-28
    soldstatus $90,000
17. 2026-01-23
    soldstatus $90,000 Closed 754-char remark

    Show marketing remark (754 chars)

    Well-maintained mobile home situated near Newfound Lake. This home occupies a private corner lot and boasts a spacious, bright eat-in kitchen, a cozy living room, two bedrooms, and one full bathroom complete with a laundry area. Experience the warmth of chilly winter evenings in the living room, warmed by the pellet stove. Enjoy the sunroom or screened in back porch on those hot summer days. This property has two sheds for all your storage needs. Wellington State Park is about 6miles away, which offers a sandy beach and boat launch. You’ll also have easy access to hiking trails, snowmobile paths, and skiing opportunities nearby. The home is part of the Newfound Acres Co-op, where park approval is required. The co-op fee is $540 per month.

18. 2025-12-21
    price $100,000 754-char remark

    Show marketing remark (754 chars)

    Well-maintained mobile home situated near Newfound Lake. This home occupies a private corner lot and boasts a spacious, bright eat-in kitchen, a cozy living room, two bedrooms, and one full bathroom complete with a laundry area. Experience the warmth of chilly winter evenings in the living room, warmed by the pellet stove. Enjoy the sunroom or screened in back porch on those hot summer days. This property has two sheds for all your storage needs. Wellington State Park is about 6miles away, which offers a sandy beach and boat launch. You’ll also have easy access to hiking trails, snowmobile paths, and skiing opportunities nearby. The home is part of the Newfound Acres Co-op, where park approval is required. The co-op fee is $540 per month.

19. 2025-12-21
    historical Active with Contract 754-char remark

    Show marketing remark (754 chars)

    Well-maintained mobile home situated near Newfound Lake. This home occupies a private corner lot and boasts a spacious, bright eat-in kitchen, a cozy living room, two bedrooms, and one full bathroom complete with a laundry area. Experience the warmth of chilly winter evenings in the living room, warmed by the pellet stove. Enjoy the sunroom or screened in back porch on those hot summer days. This property has two sheds for all your storage needs. Wellington State Park is about 6miles away, which offers a sandy beach and boat launch. You’ll also have easy access to hiking trails, snowmobile paths, and skiing opportunities nearby. The home is part of the Newfound Acres Co-op, where park approval is required. The co-op fee is $540 per month.

20. 2025-11-18
    listed $115,000 Active 754-char remark

    Show marketing remark (754 chars)

    Well-maintained mobile home situated near Newfound Lake. This home occupies a private corner lot and boasts a spacious, bright eat-in kitchen, a cozy living room, two bedrooms, and one full bathroom complete with a laundry area. Experience the warmth of chilly winter evenings in the living room, warmed by the pellet stove. Enjoy the sunroom or screened in back porch on those hot summer days. This property has two sheds for all your storage needs. Wellington State Park is about 6miles away, which offers a sandy beach and boat launch. You’ll also have easy access to hiking trails, snowmobile paths, and skiing opportunities nearby. The home is part of the Newfound Acres Co-op, where park approval is required. The co-op fee is $540 per month.

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$1,028/yr (+$86/mo · 302.3%)

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

Taxation est. · year 1

• Rental income: $22,344
• − Mortgage interest: −$6,156
• − Property taxes: −$340
• − Insurance: −$550
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$6,480
• − Depreciation: −$3,197
• Taxable income: $2,046
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $2,875/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: Newfound Area School District
• NCES district ID: 3305220
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $53,994
• Composite: 36.07/100
• National rank: #4766
• State rank: #61 of 98 in NH

Livability — Bridgewater

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

Census & demographics

• Population (ZIP): 6,135

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 12% Slovak 4% Serbian 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.83%
• Current HPI: 410.261
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.4% since first listed

6 events — show timeline

• 2026-05-02 Listed $109,900 PrimeMLS
• 2026-01-28 Sold (Public Records) $90,000 Public Records
• 2026-01-23 Sold (MLS) $90,000 PrimeMLS
• 2025-12-21 Price Changed $100,000 PrimeMLS
• 2025-12-21 Contingent — PrimeMLS
• 2025-11-18 Listed $115,000 PrimeMLS

Property tax history

+7.0%/yr

Latest (2025): $340 · +17.6% YoY. Source: county tax records.