20 Jaffrey Rd #14 · Troy, NH 03447

$99,999

3 bd · 1.5 ba · 878 sqft · Manufactured public records · 2 Days on market

Built 2000

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice newer three bedroom, one and one half bath, in great condition. Small private-owned park which includes water, sewer and plowing. Great starter or retirement home. You can't find more affordable living. Close to Mass line and good access to Keene.

Key facts

• Convenient access
• Natural light
• Nearby lakes

Tags

• LOW MAINTENANCE LIVING
• FUNCTIONAL FLOOR PLAN
• NATURAL LIGHT
• CONVENIENT ACCESS
• NEARBY LAKES
• HIKING TRAILS

Property features AI

Finance

• HOA & community: Located in the Sunset Villa mobile home park (park approval in place)

Exterior

• Parking: Paved parking/driveway
• Utilities: Community water; Septic sewer; 100 amp electric service; High-speed internet available; Telephone service available
• Home design: Single wide mobile home; Entry located in a single-story residence; White exterior
• Construction: Built in 2000; Wood frame construction; Asphalt shingle roof; Located on lot/unit #14 in Sunset Villa (park-approved)
• Exterior features: Country setting; Paved driveway; Located in a community with shared/common land (3.08 acres)

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heat
• Interior features: Seven total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 18.6% vs local median 2.1% in Troy — 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 65/100 on livability (#75 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, health & safety D, amenities F.
• Monadnock Regional School District (rural): math 25% / reading 36% proficiency, ranked #82 of 98 in NH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $28k; list at $100k implies a 262% gain — meaningful room to come down on a strong offer.

Recommended offer $99,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.09% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.12%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.6%
• Equity multiple: 5.29×
• Total profit: $120,022
• Equity at exit: $90,087

10-year hold

• IRR: 52.1%
• Equity multiple: 11.78×
• Total profit: $301,858
• Equity at exit: $194,276

Cash invested: $28,000 (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 03447

• Home prices YoY: 24.0%
• Active inventory: 23
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,030

Break-even live

Break-even rent $787

Max offer price $99,999

Occupancy floor 46%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $99,999 Active 2 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $99,999 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: $669 · $56/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$755/yr (+$63/mo · 112.9%)

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

Taxation est. · year 1

• Rental income: $25,084
• − Mortgage interest: −$5,601
• − Property taxes: −$669
• − Insurance: −$500
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$2,909
• Taxable income: $11,391
• Est. tax owed @ 24.0%: −$2,734
• After-tax cash flow: $9,620/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: Monadnock Regional School District
• NCES district ID: 3304890
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $56,314
• Composite: 27.18/100
• National rank: #7024
• State rank: #82 of 98 in NH

Livability — Troy

• Score: 65/100
• State rank: #75
• US rank: #13189

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,034
• Population (ZIP): 2,317

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 11% Romanian 7% Slovene 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.42%
• Current HPI: 394.7824
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+150.6% since first listed

13 events — show timeline

• 2026-06-17 Listed $99,999 PrimeMLS
• 2016-08-23 Sold (MLS) $27,600 PrimeMLS
• 2016-07-07 Contingent — PrimeMLS
• 2016-06-07 Price Changed $30,000 PrimeMLS
• 2016-04-13 Relisted — PrimeMLS
• 2016-04-12 Contingent — PrimeMLS
• 2016-04-01 Listed $35,000 PrimeMLS
• 2007-06-29 Sold (MLS) $40,000 PrimeMLS
• 2007-05-14 Listed $40,000 PrimeMLS
• 2005-08-01 Sold (Public Records) $38,000 Public Records
• 2005-07-29 Sold (MLS) $38,000 PrimeMLS
• 2005-07-15 Delisted — PrimeMLS
• 2005-04-15 Listed $39,900 PrimeMLS

Property tax history

-0.7%/yr

Latest (2024): $669 · +8.1% YoY. Source: county tax records.