91 Zachary Dr · South Hooksett, NH 03106

$179,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 5 Days on market

Built 1987 Est $175k · at est. $450/mo HOA · 20% of rent

---

Why this score? — see what drove the D+ 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 +17.2/30.0
• 1% rule +7.3/10.0
• ARV discount +6.3/15.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained manufactured home, situated in one of Hooksett's most sought-after areas, is now available. Offering 2 bedrooms, 2 bathrooms, and 1,000 sq. ft. of living space within the peaceful Meadowsett Village community. This property features an open-concept layout designed for comfortable gatherings in the kitchen or living room. The spacious primary bedroom includes an en suite bathroom with a large soaking tub. A screened porch provides a quiet setting overlooking the backyard. This location offers convenient access to downtown Hooksett, downtown Manchester, and I-93, making it exceptionally desirable – these units do not last long.

Key facts

• En suite bathroom
• Convenient access
• Screened porch

Tags

• OPEN-CONCEPT LAYOUT
• SCREENED PORCH
• EN SUITE BATHROOM
• MEADOWSETT VILLAGE COMMUNITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Road access is via privately maintained paved association road
• HOA & community: Monthly park fee of 450; Park fee includes park rent, water and trash; Community amenities include common acreage and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public/community water; Public/community sewer; 100 Amp electric service; Cable internet available
• Home design: Single wide manufactured home; Blue/grey exterior; Existing structure
• Construction: Vinyl siding; Shingle (asphalt) roof; Built in 1987; Manufactured home construction
• Exterior features: Paved driveway; Leased lot in a neighborhood; Located in Meadowsett Village mobile park (park-approved)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heat; Kerosene heating option; Central air conditioning
• Interior features: Four total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.1% vs local median 1.6% in South Hooksett — 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 75/100 on livability (#31 in NH, #4,309 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D, amenities F, commute F.
• Hooksett School District (suburban): math 54% / reading 56% proficiency, ranked #22 of 98 in NH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 380 units permitted in Merrimack County in 2024 (28 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 $5k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 20% of rent.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.23% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $175,392
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Zachary Dr	0.00mi	2/2.0	1,008 (0%)	0mo	$175,000	$174	100
4 Kyle Ave	0.03mi	2/1.5	994 (-1%)	8mo	$179,900	$181	88
44 Zachary Dr	0.09mi	2/2.0	920 (-9%)	12mo	$185,000	$201	71
1 Atlas Ave	0.19mi	3/1.5 (+1)	1,038 (+3%)	16mo	$185,500	$179	66
22 Embassy Ave	0.21mi	2/1.5	924 (-8%)	14mo	$127,000	$137	63
10 Dart St	0.17mi	2/1.0	894 (-11%)	10mo	$105,000	$117	61
3 Kirkwood Rd	0.25mi	2/1.5	1,064 (+6%)	21mo	$81,500	$77	59
21 Vindale Rd	0.32mi	2/1.0	1,128 (+12%)	5mo	$115,000	$102	57
1 Skyline Ave	0.11mi	2/2.0	858 (-15%)	22mo	$182,600	$213	52
18 Vindale Rd	0.24mi	3/2.0 (+1)	1,120 (+11%)	21mo	$104,000	$93	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-20,778
• Equity at exit: $26,824

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,581
• Equity at exit: $15,554

Cash invested: $50,372 (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 03106

• Home prices YoY: -10.2%
• Active inventory: 55
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$75
• HOA: −$450
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $127

Break-even live

Break-even rent $2,048

Max offer price $179,900

Occupancy floor 89%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Mammoth Rd Unit 29 Hooksett, NH	2.0	1.0	764	$1,750	$2.29	21d	1	0.20mi
99 Mammoth Rd #11 Hooksett, NH	2.0	2.0	1135	$2,367	$2.09	21d	1	0.50mi

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-11
   listed $179,900 Active
3. 2026-04-06
   historical $179,900
4. 2026-04-05
   listed $179,900 Active

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $2,857 · $238/mo
• Expected delta: +$1,064/yr (+$89/mo · 59.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,508
• − Mortgage interest: −$10,077
• − Property taxes: −$1,793
• − Insurance: −$900
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$5,400
• − Depreciation: −$5,233
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,801/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: Hooksett School District
• NCES district ID: 3303870
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $81,389
• Composite: 49.93/100
• National rank: #1933
• State rank: #22 of 98 in NH

Livability — South Hooksett

• Score: 75/100
• State rank: #31
• US rank: #4309

Category grades

Amenities F Commute F Cost of living B- 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: South Hooksett, NH
• County: Merrimack County · 65,598 people
• Metro: Concord, NH
• Population (ZIP): 15,032
• Household income: $118,442
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 194.0

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 16% Romanian 7% Russian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.23%
• Current HPI: 371.3509
• Rent YoY: —
• Metro: Concord, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-17 Pending — PrimeMLS
• 2026-04-11 Listed $179,900 PrimeMLS
• 2026-04-06 Coming Soon $179,900 PrimeMLS
• 2026-04-05 Listed $179,900 PrimeMLS

Property tax history

+5.0%/yr

Latest (2025): $1,793 · +1.4% YoY. Source: county tax records.