52 Crosswind Ln · Rochester, NH 03867

$150,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 72 Days on market

Built 1977 $350/mo HOA

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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 +24.6/30.0
• 1% rule +8.6/10.0
• DSCR +8.0/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET DUE TO BUYER FAILED HOME SALE CONTINGENCY--Welcome to 52 Cross Winds Lane in the desirable 55+ cooperative community of Stony Brook Cooperative in Rochester, NH. This beautifully recently renovated 2-bedroom home offers modern updates with charm and comfort truly nothing to do but move right in. The home features a fully renovated bathroom complete with a walk-in tiled shower, updated vanity, mirrors, and lighting. The eat-in kitchen has been completely updated with white plantation cabinetry, granite countertops, and new stainless steel appliances, creating a bright and functional space for everyday living. Additional upgrades include new laminate flooring throughout, updated windows, new porches, and all new exterior vinyl siding. The list of improvements is extensive and adds both style and value to this inviting home. A four-season sunroom provides the perfect space to relax and unwind, offering peaceful views and an atmosphere of tranquility. Step outside to enjoy country views from the backyard, adding to the charm of this welcoming property. Located in a well-maintained cooperative park, this home is just minutes from Route 16, downtown Rochester, shopping, dining, and everyday amenities. Whether you're downsizing or looking for easy, low-maintenance living, 52 Cross Winds Lane offers the perfect opportunity to enjoy comfortable living in a friendly community. Come see for yourself all that this wonderful home has to offer.

Key facts

• New porches
• Walk-in tiled shower
• Updated windows

Tags

• FULLY RENOVATED BATHROOM
• WALK-IN TILED SHOWER
• UPDATED VANITY
• UPDATED WINDOWS
• NEW PORCHES
• NEW EXTERIOR VINYL SIDING

🏢 Co-op / cooperative unit. The $150,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% 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); 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $67k; list at $150k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 6.1

CMA / ARV

• ARV (median comp): $134,129
• List price: $150,000
• Delta: 11.83%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Trade Wind Ln	0.17mi	2/1.0	784 (0%)	1mo	$110,000	$140	91
13 Cross Wind Ln	0.10mi	2/1.0	728 (-7%)	6mo	$118,000	$162	78
8 Trade Wind Ln	0.11mi	2/1.0	744 (-5%)	11mo	$62,000	$83	77
17 Trade Wind Ln	0.09mi	2/1.0	896 (+14%)	3mo	$144,000	$161	70
17 Trade Wind Ln #17	0.09mi	2/1.0	896 (+14%)	3mo	$144,000	$161	70

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,768
• Equity at exit: $22,365

10-year hold

• IRR: 10.2%
• Equity multiple: 1.84×
• Total profit: $35,394
• Equity at exit: $12,969

Cash invested: $42,000 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 108
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$62
• HOA: −$350
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $311

Break-even live

Break-even rent $1,642

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Farmington Rd Rochester, NH	1.0–2.0	1.0	875	$2,300	$2.63	1d	1	1.11mi

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 13 events

1. 2026-05-16
   status Active 1469-char remark

   Show marketing remark (1469 chars)

   BACK ON MARKET DUE TO BUYER FAILED HOME SALE CONTINGENCY--Welcome to 52 Cross Winds Lane in the desirable 55+ cooperative community of Stony Brook Cooperative in Rochester, NH. This beautifully recently renovated 2-bedroom home offers modern updates with charm and comfort truly nothing to do but move right in. The home features a fully renovated bathroom complete with a walk-in tiled shower, updated vanity, mirrors, and lighting. The eat-in kitchen has been completely updated with white plantation cabinetry, granite countertops, and new stainless steel appliances, creating a bright and functional space for everyday living. Additional upgrades include new laminate flooring throughout, updated windows, new porches, and all new exterior vinyl siding. The list of improvements is extensive and adds both style and value to this inviting home. A four-season sunroom provides the perfect space to relax and unwind, offering peaceful views and an atmosphere of tranquility. Step outside to enjoy country views from the backyard, adding to the charm of this welcoming property. Located in a well-maintained cooperative park, this home is just minutes from Route 16, downtown Rochester, shopping, dining, and everyday amenities. Whether you're downsizing or looking for easy, low-maintenance living, 52 Cross Winds Lane offers the perfect opportunity to enjoy comfortable living in a friendly community. Come see for yourself all that this wonderful home has to offer.

2. 2026-04-06
   historical Active with Contract 1469-char remark

   Show marketing remark (1469 chars)

   BACK ON MARKET DUE TO BUYER FAILED HOME SALE CONTINGENCY--Welcome to 52 Cross Winds Lane in the desirable 55+ cooperative community of Stony Brook Cooperative in Rochester, NH. This beautifully recently renovated 2-bedroom home offers modern updates with charm and comfort truly nothing to do but move right in. The home features a fully renovated bathroom complete with a walk-in tiled shower, updated vanity, mirrors, and lighting. The eat-in kitchen has been completely updated with white plantation cabinetry, granite countertops, and new stainless steel appliances, creating a bright and functional space for everyday living. Additional upgrades include new laminate flooring throughout, updated windows, new porches, and all new exterior vinyl siding. The list of improvements is extensive and adds both style and value to this inviting home. A four-season sunroom provides the perfect space to relax and unwind, offering peaceful views and an atmosphere of tranquility. Step outside to enjoy country views from the backyard, adding to the charm of this welcoming property. Located in a well-maintained cooperative park, this home is just minutes from Route 16, downtown Rochester, shopping, dining, and everyday amenities. Whether you're downsizing or looking for easy, low-maintenance living, 52 Cross Winds Lane offers the perfect opportunity to enjoy comfortable living in a friendly community. Come see for yourself all that this wonderful home has to offer.

3. 2026-03-13
   listed $150,000 Active 1469-char remark

   Show marketing remark (1469 chars)

   BACK ON MARKET DUE TO BUYER FAILED HOME SALE CONTINGENCY--Welcome to 52 Cross Winds Lane in the desirable 55+ cooperative community of Stony Brook Cooperative in Rochester, NH. This beautifully recently renovated 2-bedroom home offers modern updates with charm and comfort truly nothing to do but move right in. The home features a fully renovated bathroom complete with a walk-in tiled shower, updated vanity, mirrors, and lighting. The eat-in kitchen has been completely updated with white plantation cabinetry, granite countertops, and new stainless steel appliances, creating a bright and functional space for everyday living. Additional upgrades include new laminate flooring throughout, updated windows, new porches, and all new exterior vinyl siding. The list of improvements is extensive and adds both style and value to this inviting home. A four-season sunroom provides the perfect space to relax and unwind, offering peaceful views and an atmosphere of tranquility. Step outside to enjoy country views from the backyard, adding to the charm of this welcoming property. Located in a well-maintained cooperative park, this home is just minutes from Route 16, downtown Rochester, shopping, dining, and everyday amenities. Whether you're downsizing or looking for easy, low-maintenance living, 52 Cross Winds Lane offers the perfect opportunity to enjoy comfortable living in a friendly community. Come see for yourself all that this wonderful home has to offer.

4. 2025-05-27
   soldstatus $67,000
5. 2025-05-22
   soldstatus $67,000 Closed 1190-char remark

   Show marketing remark (1190 chars)

   Cooperative Park! Be a part owner!! 55+ Community!! Welcome to 52 Cross Winds Lane, located in a desirable 55+ community in Rochester, NH. This charming 2-bedroom, 1-bath home offers easy, low-maintenance living in a peaceful, friendly neighborhood. Whether you're looking for a move-in ready option or a space you can update and make your own, this home is a perfect fit. The bright and open living area features plenty of natural light and flows into a spacious eat-in kitchen with ample cabinetry and counter space. Both bedrooms are generously sized with great closet space, and the full bath is conveniently located between them. Enjoy morning coffee or evening relaxation on screened in porch, overlooking a quiet yard. Additional highlights include a personal metal car port/cover, and shed for storage. Located in a quiet park well-maintained surroundings, this home is just minutes from Route 16, downtown Rochester, shopping, and dining. Whether you’re looking to downsize or simplify, 52 Cross Winds Lane offers comfort, convenience, and the opportunity to make it truly your own. Schedule your private showing today and see all the potential this lovely home has to offer!

6. 2025-04-21
   status Pending 1190-char remark

   Show marketing remark (1190 chars)

   Cooperative Park! Be a part owner!! 55+ Community!! Welcome to 52 Cross Winds Lane, located in a desirable 55+ community in Rochester, NH. This charming 2-bedroom, 1-bath home offers easy, low-maintenance living in a peaceful, friendly neighborhood. Whether you're looking for a move-in ready option or a space you can update and make your own, this home is a perfect fit. The bright and open living area features plenty of natural light and flows into a spacious eat-in kitchen with ample cabinetry and counter space. Both bedrooms are generously sized with great closet space, and the full bath is conveniently located between them. Enjoy morning coffee or evening relaxation on screened in porch, overlooking a quiet yard. Additional highlights include a personal metal car port/cover, and shed for storage. Located in a quiet park well-maintained surroundings, this home is just minutes from Route 16, downtown Rochester, shopping, and dining. Whether you’re looking to downsize or simplify, 52 Cross Winds Lane offers comfort, convenience, and the opportunity to make it truly your own. Schedule your private showing today and see all the potential this lovely home has to offer!

7. 2025-04-16
   listed $64,900 Active 1190-char remark

   Show marketing remark (1190 chars)

   Cooperative Park! Be a part owner!! 55+ Community!! Welcome to 52 Cross Winds Lane, located in a desirable 55+ community in Rochester, NH. This charming 2-bedroom, 1-bath home offers easy, low-maintenance living in a peaceful, friendly neighborhood. Whether you're looking for a move-in ready option or a space you can update and make your own, this home is a perfect fit. The bright and open living area features plenty of natural light and flows into a spacious eat-in kitchen with ample cabinetry and counter space. Both bedrooms are generously sized with great closet space, and the full bath is conveniently located between them. Enjoy morning coffee or evening relaxation on screened in porch, overlooking a quiet yard. Additional highlights include a personal metal car port/cover, and shed for storage. Located in a quiet park well-maintained surroundings, this home is just minutes from Route 16, downtown Rochester, shopping, and dining. Whether you’re looking to downsize or simplify, 52 Cross Winds Lane offers comfort, convenience, and the opportunity to make it truly your own. Schedule your private showing today and see all the potential this lovely home has to offer!

8. 2022-01-20
   soldstatus $41,000 Closed
9. 2021-12-16
   status Pending
10. 2021-12-08
    listed $45,000 Active
11. 2012-09-28
    soldstatus $10,000
12. 2012-07-26
    listed $11,900
13. 2000-05-05
    soldstatus $10,000

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$1,048/yr (+$87/mo · 89.3%)

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

Taxation est. · year 1

• Rental income: $24,427
• − Mortgage interest: −$8,402
• − Property taxes: −$1,174
• − Insurance: −$750
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$4,200
• − Depreciation: −$4,364
• Taxable income: $1,629
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,343/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
• 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

+1400.0% since first listed

13 events — show timeline

• 2026-05-16 Relisted — PrimeMLS
• 2026-04-06 Contingent — PrimeMLS
• 2026-03-13 Listed $150,000 PrimeMLS
• 2025-05-27 Sold (Public Records) $67,000 Public Records
• 2025-05-22 Sold (MLS) $67,000 PrimeMLS
• 2025-04-21 Pending — PrimeMLS
• 2025-04-16 Listed $64,900 PrimeMLS
• 2022-01-20 Sold (MLS) $41,000 PrimeMLS
• 2021-12-16 Pending — PrimeMLS
• 2021-12-08 Listed $45,000 PrimeMLS
• 2012-09-28 Sold (MLS) $10,000 PrimeMLS
• 2012-07-26 Listed $11,900 PrimeMLS
• 2000-05-05 Sold (Public Records) $10,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,174 · -9.1% YoY. Source: county tax records.