399 Gonic Rd · Rochester, NH 03839

$170,000

2 bd · 1.0 ba · 1,113 sqft · Manufactured public records · 12 Days on market

Built 1965 0.55 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single wide, 2 bedroom, manufactured home is available on its own . 55 acre lot. Home has a detached 2 car garage and is located conveniently on Route 125.

Key facts

• Easy access
• Excellent visibility
• 0.55 acres

Tags

• 0.55 ACRES
• EXCELLENT VISIBILITY
• PRIME LOCATION
• STRONG TRAFFIC EXPOSURE
• EASY ACCESS

Property features AI

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Private water; Private sewer; Electric service with fuses; Cable available; No internet service
• Home design: Single wide manufactured home; Existing structure; Faces unknown
• Construction: Built in 1965; Aluminum exterior; Asphalt shingle roof
• Exterior features: Paved driveway; Major road frontage; Public road frontage (approximately 106 feet)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.1% vs local median 3.5% 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: 26 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 951 units permitted in Strafford County in 2024 (551 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 $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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 $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,081
• Equity at exit: $25,348

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $11,916
• Equity at exit: $14,698

Cash invested: $47,600 (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 03839

• Home prices YoY: -6.4%
• Active inventory: 26
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$891
• Tax from tax record: −$375 /mo · $4,503/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $256

Break-even live

Break-even rent $1,693

Max offer price $170,000

Occupancy floor 82%

Sensitivity live

Price	-10% $353	-5% $305	+0% $256	+5% $208	+10% $160
Rent	-10% $97	-5% $177	+0% $256	+5% $336	+10% $416
Rate	-1.0pp $342	-0.5pp $300	base $256	+0.5pp $212	+1.0pp $168

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Hemingway Dr Rochester, NH	2.0	1.0	806	$2,062	$2.56	0d	2	0.75mi
72 Hemingway Dr #34 Rochester, NH	2.0	1.0	806	$1,903	$2.36	15d	1	0.87mi
68 Hemingway Dr #21 Rochester, NH	2.0	1.0	806	$2,220	$2.75	18d	1	0.90mi
68 Hemingway Dr #11 Rochester, NH	2.0	1.0	806	$1,903	$2.36	18d	1	0.90mi
11 Indian Brook Cir #74 Rochester, NH	2.0	1.0	737	$2,055	$2.79	44d	1	1.01mi
37 Indian Brook Cir #40 Rochester, NH	2.0	1.5	840	$2,180	$2.60	5d	1	1.03mi
28 Baldwin Dr Barrington, NH	2.0	1.0	1200	$1,800	$1.50	0d	1	1.26mi

Listing history 9 events

1. 2026-06-15
   status $170,000 Pending 12 DOM
2. 2026-06-15
   days on market $170,000 Active 12 DOM
3. 2026-06-13
   days on market $170,000 Active 10 DOM
4. 2026-06-13
   days on market $170,000 Active 9 DOM
5. 2026-06-09
   days on market $170,000 Active 6 DOM
6. 2026-06-08
   days on market $170,000 Active 5 DOM
7. 2026-06-07
   days on market $170,000 Active 4 DOM
8. 2026-06-04
   remarks 481-char remark
9. 2026-06-04
   listed $170,000 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: $4,503 · $375/mo
• Projected year-2 tax: $4,503 · $375/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,214
• − Mortgage interest: −$9,523
• − Property taxes: −$4,503
• − Insurance: −$850
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$4,945
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,953/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
• City population: 22,732
• Population (ZIP): 4,150

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 15% Slovak 7% Italian 4%
• Foreign-born: 3% · South Korea, China
• Languages at home: 97% English-only · Spanish 1% Korean 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: ▼ -24.61%
• Current HPI: 358.5647
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.1% since first listed

8 events — show timeline

• 2026-06-02 Listed $170,000 PrimeMLS
• 2025-03-24 Price Changed $199,900 PrimeMLS
• 2024-07-19 Price Changed $379,900 PrimeMLS
• 2020-10-13 Sold (Public Records) $75,000 Public Records
• 2020-10-09 Sold (MLS) $75,000 PrimeMLS
• 2020-09-24 Pending — PrimeMLS
• 2020-08-05 Price Changed $149,000 PrimeMLS
• 2020-08-04 Listed $169,900 PrimeMLS

Property tax history

+6.6%/yr

Latest (2025): $4,503 · +3.0% YoY. Source: county tax records.