308 State Route 286 Lot 87 · Seabrook, NH 03874

$83,499

1 bd · 1.0 ba · 403 sqft · Manufactured public records · 205 Days on market

Built 1986 Est $129k · 35% under ↓ 29% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

TURNKEY MOVE-IN READY HOME in a pristine seasonal coastal community less than a mile to Seabrook Beach and all the amenities the Seacoast has to offer. Do not miss the opportunity to own this affordable manufactured home on a corner lot with 2 parking spaces and visitor parking. An open concept kitchen and living area with cathedral ceilings and offering lots of natural light. New vinyl plank flooring, all walls freshly painted and roof done in 2022. Ample storage in the bedroom, hallway and bathroom. Step out from the living room into your 8X27 screen room (easily converted to a sunroom). ALL FURNITURE (BED AND LIVING ROOM CHAIRS PURCHASED IN 2023) STAYS. On-site year-round park manage

Key facts

• Screen room
• Open concept kitchen
• Natural light

Tags

• CORNER LOT
• OPEN CONCEPT KITCHEN
• NATURAL LIGHT
• NEW VINYL PLANK FLOORING
• FRESHLY PAINTED WALLS
• SCREEN ROOM

Property features AI

Finance

• Other: Located in Meadowstone Park (Lot 87) — park approval is in place; Mobile make: Holiday House; model: Park Model; serial number provided; Road access: paved, private road, privately maintained, seasonal
• HOA & community: Park fees include landscaping, park rent, plowing, sewer, trash, and water; Association amenities include coin laundry, landscaping, snow removal, and trash removal

Exterior

• Parking: Driveway parking (crushed stone)
• Utilities: Public water (included); Public sewer; 100 amp electric service with circuit breaker; Unitil service; Cable internet (Xfinity); Cable available; Phone service via Xfinity/AT&T/Verizon
• Home design: Manufactured single-wide (Park Model); Gray exterior
• Construction: Vinyl siding; Asphalt shingle roof; Built in 1986; Manufactured home construction
• Exterior features: Corner lot; Leased lot in a park; Level lot; Crushed stone driveway; Common land (10.7 acres)

Interior

• Kitchen: Kitchen (main level); Microwave; Electric range; Refrigerator
• Bedrooms: One bedroom (main level)
• Flooring: Vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and electric baseboard heating; Central air conditioning
• Interior features: 3 total rooms; Seasonal property
• Laundry & utility: Water heater - electric (owned)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Seabrook School District (suburban): math 15% / reading 32% proficiency, ranked #92 of 98 in NH (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seabrook Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 349 students, 48% FRL).
• Market conditions: 40 active listings in the ZIP; 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 $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.80% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $129,363
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 State Route 286 Lot 73	0.00mi	1/1.0	403 (0%)	2mo	$114,500	$284	98
308 State Route 286 Lot 50	0.00mi	1/1.0	405 (+0%)	9mo	$147,500	$364	92
308 State Route 286 Lot 76	0.00mi	1/1.0	405 (+0%)	9mo	$110,000	$272	92
308 State Route 286 Lot 71	0.00mi	1/1.0	405 (+0%)	12mo	$130,000	$321	89
308 State Route 286 Lot 7	0.00mi	1/1.0	405 (+0%)	12mo	$99,550	$246	89
308 State Route 286 #16	0.00mi	1/1.0	403 (0%)	15mo	$90,000	$223	87
308 Route 286 #100	0.00mi	1/1.0	405 (+0%)	24mo	$172,000	$425	79
308 Route 286 Lot 34	0.00mi	1/1.0	415 (+3%)	23mo	$170,000	$410	76

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: 23.1%
• Equity multiple: 1.95×
• Total profit: $22,168
• Equity at exit: $12,450

10-year hold

• IRR: 31.0%
• Equity multiple: 3.80×
• Total profit: $65,417
• Equity at exit: $7,219

Cash invested: $23,380 (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 03874

• Home prices YoY: -12.6%
• Active inventory: 40
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $560

Break-even live

Break-even rent $792

Max offer price $83,499

Occupancy floor 58%

Sensitivity live

Price	-10% $607	-5% $583	+0% $560	+5% $536	+10% $512
Rent	-10% $441	-5% $500	+0% $560	+5% $619	+10% $678
Rate	-1.0pp $602	-0.5pp $581	base $560	+0.5pp $538	+1.0pp $516

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $83,499 Active 205 DOM
2. 2026-06-17
   days on market $83,499 Active 204 DOM
3. 2026-06-16
   days on market $83,499 Active 203 DOM
4. 2026-06-15
   days on market $83,499 Active 202 DOM
5. 2026-06-13
   days on market $83,499 Active 200 DOM
6. 2026-06-13
   days on market $83,499 Active 199 DOM
7. 2026-06-09
   days on market $83,499 Active 196 DOM
8. 2026-06-08
   days on market $83,499 Active 195 DOM
9. 2026-06-07
   days on market $83,499 Active 194 DOM
10. 2026-06-04
    days on market $83,499 Active 191 DOM
11. 2026-06-03
    days on market $83,499 Active 190 DOM
12. 2026-06-02
    days on market $83,499 Active 189 DOM
13. 2026-06-01
    days on market $83,499 Active 188 DOM
14. 2026-05-31
    days on market $83,499 Active 187 DOM
15. 2026-04-01
    price $83,499
16. 2025-11-25
    listed $99,900 Active
17. 2025-07-01
    price $99,900
18. 2025-05-13
    price $106,900
19. 2024-09-06
    price $116,900

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: +$392/yr (+$33/mo · 37.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,003
• − Mortgage interest: −$4,677
• − Property taxes: −$1,037
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,429
• Taxable income: $5,765
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,333/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: Seabrook School District
• NCES district ID: 3306150
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $55,364
• Composite: 21.26/100
• National rank: #8397
• State rank: #92 of 98 in NH

Livability — Seabrook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,613

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 (90%)
• Race & ethnicity: White 90% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% French/Haitian/Cajun 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: ▼ -61.28%
• Current HPI: 426.8574
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.6% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $83,499 PrimeMLS
• 2025-11-25 Listed $99,900 PrimeMLS
• 2025-07-01 Price Changed $99,900 PrimeMLS
• 2025-05-13 Price Changed $106,900 PrimeMLS
• 2024-09-06 Price Changed $116,900 PrimeMLS

Property tax history

+5.2%/yr

Latest (2025): $1,037 · +5.8% YoY. Source: county tax records.