24 O'Kane Ave · Bethlehem, NH 03574

$119,900

2 bd · 1.0 ba · 934 sqft · Manufactured public records · 43 Days on market

Built 1997 Est $180k · 33% under $300/mo HOA · 20% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• DSCR +6.2/10.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mobile home offers special features such as skylight, bright and airy kitchen w/ appliances, spacious livingroom, and 3 bedrooms. It sets on a large lot with storage shed and is close to two major Ski Resorts.

Key facts

• Screened in porch
• Garden potting shed
• Built 1997

Tags

• UPGRADED WITH DRYWALL
• UPGRADED TO R30 RATING
• OUTBUILDING WITH WORKBENCH
• GARDEN POTTING SHED
• SCREENED IN PORCH
• EASY COMMUTE VIA I-93

Property features AI

Finance

• Other: Located on a 40,000 sq ft lot within the park; Mobile make: Fleetwood, model: Oakland; Mobile serial number available; Directions: From I-93 Bethlehem exit to Maple St (Rt 142) to Rambling Woods Park on left, no sign; 1st of O'Kane Ave mailbox #24
• HOA & community: Monthly park/HOA fee of $300 covering water, sewer, and park rent

Exterior

• Parking: Driveway parking (dirt and gravel)
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers; Cable internet available
• Home design: Manufactured home (Manuf/Mobile); Single-story; Tan exterior; Shingle - architectural roof; Located in Rambling Woods Inc park (park approval and co-op approved)
• Construction: Built in 1997; Vinyl siding and other construction materials
• Exterior features: Landscaped lot; Level lot; Trails nearby; Walking trails; Wooded; Near shopping; Near skiing; Near snowmobile trails; Neighborhood setting; Driveway: dirt and gravel

Interior

• Kitchen: Microwave; Range (electric); Exhaust hood; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Kerosene heating; Hot air heating; Wall AC units
• Interior features: 5 total rooms; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

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 $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#46 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Profile School District (rural): math 65% / reading 75% proficiency, ranked #32 of 171 in NH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 B-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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $180,262
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Maple St	0.37mi	3/2.0 (+1)	960 (+3%)	20mo	$185,000	$193	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $74,280
• Equity at exit: $108,015

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $212,115
• Equity at exit: $232,939

Cash invested: $33,572 (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 03574

• Home prices YoY: 5.4%
• Active inventory: 36
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$50
• HOA: −$300
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $139

Break-even live

Break-even rent $1,325

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Berkley St Unit B Bethlehem, NH	1.0	1.0	672	$1,500	$2.23	43d	1	1.17mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 43 DOM
2. 2026-06-17
   days on market $119,900 Active 42 DOM
3. 2026-06-16
   days on market $119,900 Active 41 DOM
4. 2026-06-15
   days on market $119,900 Active 40 DOM
5. 2026-06-13
   days on market $119,900 Active 38 DOM
6. 2026-06-12
   days on market $119,900 Active 37 DOM
7. 2026-06-09
   days on market $119,900 Active 34 DOM
8. 2026-06-08
   days on market $119,900 Active 33 DOM
9. 2026-06-07
   days on market $119,900 Active 32 DOM
10. 2026-06-07
    days on market $119,900 Active 31 DOM
11. 2026-06-04
    days on market $119,900 Active 28 DOM
12. 2026-06-02
    days on market $119,900 Active 27 DOM
13. 2026-06-01
    days on market $119,900 Active 26 DOM
14. 2026-05-31
    days on market $119,900 Active 25 DOM
15. 2026-05-06
    listed $119,900 Active
16. 2020-07-08
    soldstatus $50,000
17. 2009-03-27
    soldstatus $22,500 209-char remark

    Show marketing remark (209 chars)

    Mobile home offers special features such as skylight, bright and airy kitchen w/ appliances, spacious livingroom, and 3 bedrooms. It sets on a large lot with storage shed and is close to two major Ski Resorts.

18. 2009-03-27
    soldstatus $22,500

    Show marketing remark (209 chars)

    Mobile home offers special features such as skylight, bright and airy kitchen w/ appliances, spacious livingroom, and 3 bedrooms. It sets on a large lot with storage shed and is close to two major Ski Resorts.

19. 2008-10-10
    listed $25,000 209-char remark

    Show marketing remark (209 chars)

    Mobile home offers special features such as skylight, bright and airy kitchen w/ appliances, spacious livingroom, and 3 bedrooms. It sets on a large lot with storage shed and is close to two major Ski Resorts.

20. 2008-10-07
    soldstatus $7,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$900/yr (+$75/mo · 110.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,000
• − Mortgage interest: −$6,716
• − Property taxes: −$813
• − Insurance: −$600
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$3,600
• − Depreciation: −$3,488
• Taxable loss: −$97
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,685/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: Profile School District
• NCES district ID: 3305830
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $49,612
• Composite: 60.51/100
• National rank: #1687
• State rank: #32 of 171 in NH

Livability — Bethlehem

• Score: 70/100
• State rank: #46
• US rank: #7594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,545

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Serbian 7% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.51%
• Current HPI: 381.5419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1612.9% since first listed

6 events — show timeline

• 2026-05-06 Listed $119,900 PrimeMLS
• 2020-07-08 Sold (Public Records) $50,000 Public Records
• 2009-03-27 Sold (Public Records) $22,500 Public Records
• 2009-03-27 Sold (MLS) $22,500 PrimeMLS
• 2008-10-10 Listed $25,000 PrimeMLS
• 2008-10-07 Sold (Public Records) $7,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $813 · -5.7% YoY. Source: county tax records.