2 Hemlock Haven Dr · Hampton, NH 03842

$120,000

2 bd · 1.0 ba · 792 sqft · Manufactured public records · 4 Days on market

Built 1971 1.00 ac lot Est $131k · 9% under $550/mo HOA · 24% of rent

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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
• ARV discount +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK UP OFFERS! PLEASE PUT 2 HAVEN DRIVE IN YOUR GPS. Looking for an affordable way to own a home? You have found it. Don't let the age of this mobile fool you. It has been well cared for and is clean. Rarely will you find a 1971 mobile that feels this structurally solid. Paint and cosmetic updates will bring this home back to life. In the end, you will have a cozy retreat to call your own. The galley kitchen has plenty of cabinet space. Fantastic floor split floor plan that has two bedrooms and a small room for an office. The full bath has a newer toilet and shower/tub combination. Located directly across from the bath is the washer/dryer that are very lightly used with the protective plastic still covering the controls. Two wall AC units located in a bedroom and living room. Sited on a corner lot, there is potential to make a private oasis out back. Two-car paved driveway. Small deck on back and a sizeable shed for additional storage. Brand new Roth oil tank. No maintenance METAL ROOF. Live in a desired mobile home park in Hampton--5 miles to the beach, easy access to Rte 101 & I95. NO DOGS. , cats allowed. No rentals. Buyer must get park approval. 3-person maximum occupancy. Easy to show! Fast closing possible.

Key facts

• 1 acre lot
• Built 1971
• Listed 4 days

Property features AI

Finance

• Other: Located in Hemlock Haven Mobile Park (park approved); Mobile model: Newport LaGrande, Serial #6229; Directions: Enter Hemlock Haven Mobile Park via Towle Farm Road; property is across from mail house and office (use 2 Haven Drive in GPS)
• HOA & community: Monthly park rent of $550 (park rent included); One-time mobile home transfer fee of $200; One-time additional $50 fee (other)

Exterior

• Parking: Paved driveway
• Utilities: Community/shared sewer; Community/shared water; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Single wide manufactured/mobile home; Existing structure; Metal roof
• Construction: Vinyl siding; Built in 1971
• Exterior features: Corner lot; Leased lot in a mobile home park; Level lot; Paved driveway; Off white exterior color

Interior

• Kitchen: Combined kitchen and dining area on the first level
• Bedrooms: Bedroom on the first level; Bedroom on the second level
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Wall AC units; Oil heating with forced air and in-floor heat
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.4% vs local median 1.7% in Hampton — 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 79/100 on livability (#19 in NH, #2,140 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D-, commute F, cost of living F.
• Hampton School District (suburban): math 49% / reading 66% proficiency, ranked #19 of 98 in NH (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Hampton Centre School (303 students, 13% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 113 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.94% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Hemlock Haven Dr	0.00mi	2/1.0	792 (0%)	0mo	$131,500	$166	100

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.49×
• Total profit: $16,316
• Equity at exit: $17,892

10-year hold

• IRR: 22.4%
• Equity multiple: 3.10×
• Total profit: $70,577
• Equity at exit: $10,375

Cash invested: $33,600 (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 03842

• Rents YoY: 4.3%
• Active inventory: 113
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,323 high
• Mortgage (P&I): −$629
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$50
• HOA: −$550
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $506

Break-even live

Break-even rent $1,683

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 High St #4 Hampton, NH	2.0	1.0	868	$2,450	$2.82	1d	1	0.65mi
190 Kings Hwy Unit A14 Hampton, NH	2.0	1.5	1100	$3,000	$2.73	1d	1	0.83mi
190 Kings Hwy Hampton, NH	2.0	1.5	1100	$3,000	$2.73	1d	1	0.85mi
9 Cole St Unit 2 Hampton, NH	3.0	1.0	1000	$2,200	$2.20	24d	1	1.00mi
9 Cole St Hampton, NH	2.0	2.0	900	$2,000	$2.22	24d	1	1.00mi
9 Cole St Unit 3 Hampton, NH	2.0	1.0	950	$2,000	$2.11	24d	1	1.00mi
2 Island Path Unit 1312405P Hampton, NH	2.0–3.0	1.0	596	$4,419	$7.41	3d	2	1.28mi

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 6 events

1. 2026-05-21
   listed $120,000 Active
2. 2026-05-18
   historical $120,000
3. 2022-10-07
   soldstatus $113,500 Closed 1240-char remark

   Show marketing remark (1240 chars)

   BACK UP OFFERS! PLEASE PUT 2 HAVEN DRIVE IN YOUR GPS. Looking for an affordable way to own a home? You have found it. Don't let the age of this mobile fool you. It has been well cared for and is clean. Rarely will you find a 1971 mobile that feels this structurally solid. Paint and cosmetic updates will bring this home back to life. In the end, you will have a cozy retreat to call your own. The galley kitchen has plenty of cabinet space. Fantastic floor split floor plan that has two bedrooms and a small room for an office. The full bath has a newer toilet and shower/tub combination. Located directly across from the bath is the washer/dryer that are very lightly used with the protective plastic still covering the controls. Two wall AC units located in a bedroom and living room. Sited on a corner lot, there is potential to make a private oasis out back. Two-car paved driveway. Small deck on back and a sizeable shed for additional storage. Brand new Roth oil tank. No maintenance METAL ROOF. Live in a desired mobile home park in Hampton--5 miles to the beach, easy access to Rte 101 & I95. NO DOGS. , cats allowed. No rentals. Buyer must get park approval. 3-person maximum occupancy. Easy to show! Fast closing possible.

4. 2022-09-15
   historical Active with Contract 1240-char remark

   Show marketing remark (1240 chars)

   BACK UP OFFERS! PLEASE PUT 2 HAVEN DRIVE IN YOUR GPS. Looking for an affordable way to own a home? You have found it. Don't let the age of this mobile fool you. It has been well cared for and is clean. Rarely will you find a 1971 mobile that feels this structurally solid. Paint and cosmetic updates will bring this home back to life. In the end, you will have a cozy retreat to call your own. The galley kitchen has plenty of cabinet space. Fantastic floor split floor plan that has two bedrooms and a small room for an office. The full bath has a newer toilet and shower/tub combination. Located directly across from the bath is the washer/dryer that are very lightly used with the protective plastic still covering the controls. Two wall AC units located in a bedroom and living room. Sited on a corner lot, there is potential to make a private oasis out back. Two-car paved driveway. Small deck on back and a sizeable shed for additional storage. Brand new Roth oil tank. No maintenance METAL ROOF. Live in a desired mobile home park in Hampton--5 miles to the beach, easy access to Rte 101 & I95. NO DOGS. , cats allowed. No rentals. Buyer must get park approval. 3-person maximum occupancy. Easy to show! Fast closing possible.

5. 2022-09-13
   listed $113,500 Active 1240-char remark

   Show marketing remark (1240 chars)

   BACK UP OFFERS! PLEASE PUT 2 HAVEN DRIVE IN YOUR GPS. Looking for an affordable way to own a home? You have found it. Don't let the age of this mobile fool you. It has been well cared for and is clean. Rarely will you find a 1971 mobile that feels this structurally solid. Paint and cosmetic updates will bring this home back to life. In the end, you will have a cozy retreat to call your own. The galley kitchen has plenty of cabinet space. Fantastic floor split floor plan that has two bedrooms and a small room for an office. The full bath has a newer toilet and shower/tub combination. Located directly across from the bath is the washer/dryer that are very lightly used with the protective plastic still covering the controls. Two wall AC units located in a bedroom and living room. Sited on a corner lot, there is potential to make a private oasis out back. Two-car paved driveway. Small deck on back and a sizeable shed for additional storage. Brand new Roth oil tank. No maintenance METAL ROOF. Live in a desired mobile home park in Hampton--5 miles to the beach, easy access to Rte 101 & I95. NO DOGS. , cats allowed. No rentals. Buyer must get park approval. 3-person maximum occupancy. Easy to show! Fast closing possible.

6. 1986-07-29
   soldstatus $40,000

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$707/yr (+$59/mo · 58.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,879
• − Mortgage interest: −$6,722
• − Property taxes: −$1,202
• − Insurance: −$600
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$6,600
• − Depreciation: −$3,491
• Taxable income: $4,803
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,918/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: Hampton School District
• NCES district ID: 3303510
• Math proficiency: 49% ▼ -22.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $71,924
• Composite: 51.03/100
• National rank: #1774
• State rank: #19 of 98 in NH

Livability — Hampton

• Score: 79/100
• State rank: #19
• US rank: #2140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, NH
• County: Rockingham County · 137,526 people
• City population: 16,324
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 16,324
• Household income: $95,422
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 544.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.75%
• Current HPI: 339.3943
• Rent YoY: ▲ 4.35%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+200.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $120,000 PrimeMLS
• 2026-05-18 Coming Soon $120,000 PrimeMLS
• 2022-10-07 Sold (MLS) $113,500 PrimeMLS
• 2022-09-15 Contingent — PrimeMLS
• 2022-09-13 Listed $113,500 PrimeMLS
• 1986-07-29 Sold (Public Records) $40,000 Public Records

Property tax history

+10.0%/yr

Latest (2024): $1,202 · +152.0% YoY. Source: county tax records.