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

$124,900

1 bd · 1.0 ba · 526 sqft · Manufactured · 114 Days on market

Manufactured home Built 2017 Good condition $237/sqft · 19% below area Est $155k · 19% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.2

Listing remarks

Financing is available!!!! 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.

Key facts

• Short walk to beach
• Firepit
• Gazebo

Tags

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.4% 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.
• Zoned schools: Mcclelland School (math 24% / reading 24%, grade F, #230 of 263 statewide, top 91%, 346 students, 39% FRL); Rochester Middle School (math 18% / reading 27%, grade F, #85 of 96 statewide, top 89%, 847 students, 37% FRL); Spaulding High School (math 30% / reading 49%, grade F, #63 of 90 statewide, top 74%, 1,301 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $155,000
• List price: $124,900
• Delta: -19.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Chocorua Way	0.04mi	2/1.0 (+1)	558 (+6%)	17mo	$130,000	$233	68
151 Chocorua Way	0.05mi	2/1.0 (+1)	408 (-22%)	1mo	$160,000	$392	66
131 Chocorua Way	0.20mi	2/1.0 (+1)	400 (-24%)	2mo	$150,000	$375	59
1 Baxter Lake Dr Unit 114 Mohegan Dr	0.07mi	1/1.0	650 (+24%)	27mo	$124,500	$192	52
309 Baxter Lake Dr	0.28mi	2/1.0 (+1)	440 (-16%)	13mo	$80,000	$182	46

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,415
• Equity at exit: $18,623

10-year hold

• IRR: 5.4%
• Equity multiple: 1.43×
• Total profit: $14,879
• Equity at exit: $10,799

Cash invested: $34,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $179,000 ($439/sqft)
• Median days on market: 219 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 210
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $175

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 82%

Sensitivity live

Price	-10% $262	-5% $219	+0% $175	+5% $132	+10% $89
Rent	-10% $72	-5% $123	+0% $175	+5% $227	+10% $279
Rate	-1.0pp $238	-0.5pp $207	base $175	+0.5pp $143	+1.0pp $110

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: $31,225
• Closing costs: $3,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	130d	1	0.85mi
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	600	$1,750	$2.92	0d	1	0.87mi

Property features AI

Finance

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

Exterior

• Parking: Gravel driveway
• Utilities: Community waterCommunity sewerCircuit breaker electrical serviceCable internet available
• Home design: Single-wide mobile home with additionEntry level: main levelMetal roof
• Construction: Built in 2017Aluminum and wood frame construction
• Exterior features: Corner lotLake access (Baxter Lake) with beach access, dock access; municipal residents only; requires crossing a street to accessLeased lotRecreational settingGravel driveway

Interior

• Kitchen: RefrigeratorGas stove
• Bedrooms: Bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathOne 3/4 bath on the main level
• Heating & cooling: Propane heatingForced air
• Interior features: Three total roomsFamily room

Listing history 50 events

1. 2026-09-25
   days on market $124,900 Active 114 DOM
2. 2026-09-24
   days on market $124,900 Active 113 DOM
3. 2026-09-23
   days on market $124,900 Active 112 DOM
4. 2026-09-22
   days on market $124,900 Active 111 DOM
5. 2026-09-21
   days on market $124,900 Active 110 DOM
6. 2026-09-20
   days on market $124,900 Active 109 DOM
7. 2026-09-19
   days on market $124,900 Active 108 DOM
8. 2026-09-18
   days on market $124,900 Active 107 DOM
9. 2026-09-17
   days on market $124,900 Active 106 DOM
10. 2026-09-16
    days on market $124,900 Active 105 DOM
11. 2026-09-15
    days on market $124,900 Active 104 DOM
12. 2026-09-14
    days on market $124,900 Active 103 DOM
13. 2026-09-13
    days on market $124,900 Active 102 DOM
14. 2026-09-12
    days on market $124,900 Active 101 DOM
15. 2026-09-11
    days on market $124,900 Active 100 DOM
16. 2026-09-05
    days on market $124,900 Active 94 DOM
17. 2026-09-04
    days on market $124,900 Active 93 DOM
18. 2026-09-03
    days on market $124,900 Active 92 DOM
19. 2026-08-31
    days on market $124,900 Active 89 DOM
20. 2026-08-30
    days on market $124,900 Active 88 DOM
21. 2026-08-29
    days on market $124,900 Active 87 DOM
22. 2026-08-28
    pricedays on market $124,900 Active 86 DOM
23. 2026-08-27
    days on market $129,900 Active 85 DOM
24. 2026-08-26
    days on market $129,900 Active 84 DOM
25. 2026-08-25
    days on market $129,900 Active 83 DOM
26. 2026-08-24
    days on market $129,900 Active 82 DOM
27. 2026-08-23
    days on market $129,900 Active 81 DOM
28. 2026-08-22
    days on market $129,900 Active 80 DOM
29. 2026-08-21
    days on market $129,900 Active 79 DOM
30. 2026-08-20
    days on market $129,900 Active 78 DOM
31. 2026-08-19
    days on market $129,900 Active 77 DOM
32. 2026-08-18
    days on market $129,900 Active 76 DOM
33. 2026-08-17
    days on market $129,900 Active 75 DOM
34. 2026-08-16
    days on market $129,900 Active 74 DOM
35. 2026-08-15
    days on market $129,900 Active 73 DOM
36. 2026-08-14
    days on market $129,900 Active 72 DOM
37. 2026-08-13
    days on market $129,900 Active 71 DOM
38. 2026-08-12
    days on market $129,900 Active 70 DOM
39. 2026-08-11
    days on market $129,900 Active 69 DOM
40. 2026-08-10
    days on market $129,900 Active 68 DOM
41. 2026-08-09
    days on market $129,900 Active 67 DOM
42. 2026-08-08
    days on market $129,900 Active 66 DOM
43. 2026-08-06
    days on market $129,900 Active 64 DOM
44. 2026-08-05
    price $129,900 Active 63 DOM
45. 2026-08-05
    days on market $139,900 Active 63 DOM
46. 2026-08-04
    days on market $139,900 Active 62 DOM
47. 2026-08-03
    days on market $139,900 Active 61 DOM
48. 2026-07-31
    days on market $139,900 Active 58 DOM
49. 2026-07-30
    days on market $139,900 Active 57 DOM
50. 2026-07-30
    days on market $139,900 Active 56 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 1/10 Low
• 🌡 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: $15,775
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,633
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,075/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 Est. rehab $2,630–$7,890 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Mcclelland School F NH #230/263 Nat'l #30,133/41,679 Middle Rochester Middle School F NH #85/96 Nat'l #11,105/14,009 High Spaulding High School F NH #63/90 Nat'l #8,293/17,239

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

A Composite livability gradescore 84/100

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 · 132,503 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: 11% of renters

---

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%
• 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

Property features AI

Finance

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

Exterior

• Parking: Gravel driveway
• Utilities: Community waterCommunity sewerCircuit breaker electrical serviceCable internet available
• Home design: Single-wide mobile home with additionEntry level: main levelMetal roof
• Construction: Built in 2017Aluminum and wood frame construction
• Exterior features: Corner lotLake access (Baxter Lake) with beach access, dock access; municipal residents only; requires crossing a street to accessLeased lotRecreational settingGravel driveway

Interior

• Kitchen: RefrigeratorGas stove
• Bedrooms: Bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathOne 3/4 bath on the main level
• Heating & cooling: Propane heatingForced air
• Interior features: Three total roomsFamily room

Price history

1 event — show timeline

• 2026-06-03 Listed $139,900 PrimeMLS