122 Mohegan Dr Unit CCE-34/122 · Rochester, NH 03867

$139,900

1 bd · 1.0 ba · 526 sqft · Manufactured · 18 Days on market

Built 2017 Good condition Est $123k · 14% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Is Lake Life on your agenda? Check out this affordable lake community option. 122 Mohegan Drive is located in the wonderful Baxter Lake Recreational Community. Baxter Lake is 302 acres of water fun. This 1 bedroom 2017 Puma is 37 feet long with additional bump outs for extra space. The addition makes for a great gathering area or spot for guest. Outside enjoy the new shed, gazebo and firepit. If you have been looking for that seasonal getaway, then look no further this place has been meticulously cared for. Come and enjoy your summer fun today with just a short walk or golf cart ride to the beach area. Plenty of space to store your kayaks or bring your boat for a day of fun on the lake. Sho

Key facts

• Short walk to beach
• Firepit
• Gazebo

Tags

• BAXTER LAKE
• GATHERING AREA
• NEW SHED
• GAZEBO
• FIREPIT
• SHORT WALK TO BEACH

Property features AI

Finance

• Other: Unit/lot: CCE-34/122; Mobile make: Puma
• HOA & community: Baxter Lake Recreation Area community; Community amenities include clubhouse, recreation facility, landscaping, basketball court, beach access, boat mooring, docks, locker rooms, and trash removal; Privately maintained private road

Exterior

• Parking: Gravel driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service; Cable internet available
• Home design: Single-wide mobile home with addition; Entry level: main level; Metal roof
• Construction: Built in 2017; Aluminum and wood frame construction
• Exterior features: Corner lot; Lake access (Baxter Lake) with beach access, dock access; municipal residents only; requires crossing a street to access; Leased lot; Recreational setting; Gravel driveway

Interior

• Kitchen: Refrigerator; Gas stove
• Bedrooms: Bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bath; One 3/4 bath on the main level
• Heating & cooling: Propane heating; Forced air
• Interior features: Three total rooms; Family room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.3% 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: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,801 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $122,558
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Chocorua Way	0.04mi	2/1.0 (+1)	558 (+6%)	13mo	$130,000	$233	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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,335
• Equity at exit: $20,860

10-year hold

• IRR: 12.3%
• Equity multiple: 2.03×
• Total profit: $40,391
• Equity at exit: $12,096

Cash invested: $39,172 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 109
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $359

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $456	-5% $408	+0% $359	+5% $311	+10% $263
Rent	-10% $227	-5% $293	+0% $359	+5% $426	+10% $492
Rate	-1.0pp $430	-0.5pp $395	base $359	+0.5pp $323	+1.0pp $286

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Camelot Shore Dr Farmington, NH	1.0	1.0	700	$1,750	$2.50	0d	1	0.85mi
302 Camelot Shore Dr Farmington, NH	1.0	1.0	500	$1,750	$3.50	0d	1	0.87mi

Listing history 12 events

1. 2026-06-21
   days on market $139,900 Active 18 DOM
2. 2026-06-18
   days on market $139,900 Active 15 DOM
3. 2026-06-17
   days on market $139,900 Active 14 DOM
4. 2026-06-16
   days on market $139,900 Active 13 DOM
5. 2026-06-15
   days on market $139,900 Active 12 DOM
6. 2026-06-13
   days on market $139,900 Active 10 DOM
7. 2026-06-13
   days on market $139,900 Active 9 DOM
8. 2026-06-09
   days on market $139,900 Active 6 DOM
9. 2026-06-08
   days on market $139,900 Active 5 DOM
10. 2026-06-07
    days on market $139,900 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $139,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $20,146
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$4,070
• Taxable income: $2,218
• Est. tax owed @ 24.0%: −$532
• After-tax cash flow: $3,781/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2017 Puma mobile home is in good condition with a well-maintained exterior and interior. It offers a great value for a seasonal getaway or year-round living with a short walk to the beach area.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Resale Updating the kitchen appliances — Modernizing the kitchen appliances can increase the home's appeal to potential buyers.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and make it more inviting for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Resale Updating the kitchen appliances — Modernizing the kitchen appliances can increase the home's appeal to potential buyers. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and make it more inviting for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $139,900 PrimeMLS