25 Riverview Dr · Rochester, NH 03867

$144,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 28 Days on market

Built 1986 Est $115k · 26% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! Great opportunity to own this 1983 Holly Park mobile home in Chestnut Hill Mobil Home Park! Home is in need of a little TLC but so worth the investment! Home is tucked in from the street and has views of the pond!

Key facts

• Open concept kitchen
• Single level living
• Granite counter tops

Tags

• RENOVATED MOBILE HOME
• SINGLE LEVEL LIVING
• NEW ROOF
• NEW WINDOWS
• GRANITE COUNTER TOPS
• OPEN CONCEPT KITCHEN

Property features AI

Finance

• Other: Mobile make: Gering, model: Holly Park (serial KGI-0746-I); Located on Riverview Drive in Chestnut Hill Mobile Home Park; park-approved placement; Deed available
• HOA & community: Located in Chestnut Hill Mobile Home Park (park approval: yes); Common land acreage: 37

Exterior

• Utilities: Public water; Private sewer; Circuit breaker electric panel; High-speed internet available; Cable available
• Home design: Single wide mobile home; Single-level; Beige exterior; Entry is at ground level
• Construction: Built in 1986; Vinyl siding; Architectural shingle roof
• Exterior features: Level lot; Water view; Paved driveway

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat
• Interior features: Five total rooms; Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $17k; list at $145k implies a 740% gain — meaningful room to come down on a strong offer.

Recommended offer $142,726 (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: 1.32% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $114,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 WEST Ln	0.12mi	2/2.0	924 (0%)	8mo	$153,000	$166	84
9 West Ln	0.17mi	2/2.0	924 (0%)	14mo	$115,000	$124	76
6 RIVERVIEW Dr	0.04mi	2/1.0	840 (-9%)	12mo	$87,000	$104	73
44 HOLLY PARK Ln	0.05mi	2/1.0	852 (-8%)	15mo	$102,500	$120	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: 9.2%
• Equity multiple: 1.37×
• Total profit: $14,904
• Equity at exit: $21,605

10-year hold

• IRR: 19.3%
• Equity multiple: 2.71×
• Total profit: $69,299
• Equity at exit: $12,528

Cash invested: $40,572 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 108
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$760
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $566

Break-even live

Break-even rent $1,191

Max offer price $144,900

Occupancy floor 65%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 N Main St Unit C Rochester, NH	1.0	1.0	600	$1,300	$2.17	4d	1	0.54mi
9 Madison Ave Rochester, NH	1.0	1.0	600	$1,750	$2.92	43d	1	0.85mi
73 N Main St Unit 202 Rochester, NH	1.0	1.0	950	$1,800	$1.89	4d	1	0.98mi
73 N Main St Unit 302 Rochester, NH	1.0	1.0	850	$1,800	$2.12	17d	1	0.98mi
55 N Main St Unit 301 Rochester, NH	1.0	1.0	690	$1,925	$2.79	14d	1	1.01mi
28 Chestnut St Unit Upstairs Rochester, NH	2.0	1.0	925	$1,650	$1.78	14d	1	1.01mi
36 Farmington Rd Rochester, NH	1.0–2.0	1.0	875	$2,300	$2.63	1d	1	1.04mi
58 Washington St Rochester, NH	3.0	1.0	1120	$2,300	$2.05	4d	1	1.04mi
73 Maple St Rochester, NH	2.0	1.0	800	$1,500	$1.88	2d	1	1.07mi
10 N Main St Rochester, NH	2.0	1.0	785	$2,150	$2.74	1d	1	1.08mi
22 S Main St Unit 202 Rochester, NH	1.0	1.0	931	$2,295	$2.47	10d	1	1.11mi
22 S Main St Unit 205 Rochester, NH	1.0	1.0	700	$1,895	$2.71	16d	1	1.11mi
21 Knight St Unit 1 Rochester, NH	3.0	1.0	900	$2,300	$2.56	4d	1	1.40mi
68 Charles St Unit A Rochester, NH	2.0	1.0	600	$1,895	$3.16	24d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 28 DOM
2. 2026-06-17
   days on market $144,900 Active 27 DOM
3. 2026-06-16
   days on market $144,900 Active 26 DOM
4. 2026-06-15
   days on market $144,900 Active 25 DOM
5. 2026-06-13
   days on market $144,900 Active 23 DOM
6. 2026-06-13
   days on market $144,900 Active 22 DOM
7. 2026-06-09
   days on market $144,900 Active 19 DOM
8. 2026-06-08
   days on market $144,900 Active 18 DOM
9. 2026-06-07
   days on market $144,900 Active 17 DOM
10. 2026-06-04
    days on market $144,900 Active 14 DOM
11. 2026-06-03
    days on market $144,900 Active 13 DOM
12. 2026-06-02
    days on market $144,900 Active 12 DOM
13. 2026-06-01
    days on market $144,900 Active 11 DOM
14. 2026-05-31
    days on market $144,900 Active 10 DOM
15. 2026-05-21
    listed $144,900 Active
16. 2018-08-15
    soldstatus $17,250 Closed 234-char remark

    Show marketing remark (234 chars)

    MOTIVATED SELLER! Great opportunity to own this 1983 Holly Park mobile home in Chestnut Hill Mobil Home Park! Home is in need of a little TLC but so worth the investment! Home is tucked in from the street and has views of the pond!

17. 2018-07-27
    status Pending 234-char remark

    Show marketing remark (234 chars)

    MOTIVATED SELLER! Great opportunity to own this 1983 Holly Park mobile home in Chestnut Hill Mobil Home Park! Home is in need of a little TLC but so worth the investment! Home is tucked in from the street and has views of the pond!

18. 2018-07-20
    listed $18,900 Active 234-char remark

    Show marketing remark (234 chars)

    MOTIVATED SELLER! Great opportunity to own this 1983 Holly Park mobile home in Chestnut Hill Mobil Home Park! Home is in need of a little TLC but so worth the investment! Home is tucked in from the street and has views of the pond!

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $2,305 · $192/mo
• Expected delta: +$853/yr (+$71/mo · 58.8%)

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

Taxation est. · year 1

• Rental income: $22,889
• − Mortgage interest: −$8,117
• − Property taxes: −$1,452
• − Insurance: −$724
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,215
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $5,655/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

+666.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $144,900 PrimeMLS
• 2018-08-15 Sold (MLS) $17,250 PrimeMLS
• 2018-07-27 Pending — PrimeMLS
• 2018-07-20 Listed $18,900 PrimeMLS

Property tax history

+8.2%/yr

Latest (2025): $1,452 · +3.1% YoY. Source: county tax records.