153 Leavitt Rd · Pittsfield, NH 03263

$89,000

2 bd · 1.5 ba · 824 sqft · Manufactured public records · 27 Days on market

Built 1979 Est $154k · 42% under $540/mo HOA · 30% of rent

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Why this score? — see what drove the A- 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 +27.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

New to the market, well maintained singlewide 2 bedroom 1 bath manufactured home in a quiet 55+ park. Settle right in, this home shows pride of ownership with many rooms recently painted, newer flooring and oversized custom vinyl windows that are easy to clean, energy efficient and provide lots of light. Enjoy your days peacefully on the porch that overlooks an open green yard to the back of the home. Low maintenance home- metal roof, aluminum siding, insulated under, many interior walls are sheetrock and a great shed for extra storage, hobbies or yard tools. Spring has sprung! Just in time to watch the world bloom around you! Griggs Manufactured Park is in a country area with easy access to major routes just off Route 28 and plenty of nearby conveniences such as restaurants and shopping. All offers will be contingent on park approval.

Key facts

• Lifetime metal roof
• Modern kitchen
• Durable lvp flooring

Tags

• FULL SPRAY FOAM INSULATION
• HIGH-EFFICIENCY HEATING SYSTEM
• LIFETIME METAL ROOF
• DURABLE LVP FLOORING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Mobile make: Hallmark; Mobile serial number: 79455; Mobile park approved
• HOA & community: Monthly park fee of 540 (includes water and sewer); Located in a 55+ manufactured housing park (Griggs Manufactured Housing Park)

Exterior

• Parking: Paved driveway
• Utilities: Community and drilled/shared well water; Community or septic sewer; 100 Amp electric; High-speed internet available; Cable available; Telephone available; LP/bottled gas available
• Home design: Single-wide manufactured home; Ranch style; Yellow exterior; Metal roof; Built in 1979
• Construction: Manufactured home construction; Aluminum and vinyl siding
• Exterior features: Interior lot; In town location; Near shopping; Near schools; Paved driveway

Interior

• Kitchen: Range - Gas; Microwave; Energy Star refrigerator; Dishwasher not listed
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating
• Interior features: 4 total rooms; Vinyl flooring; One full bathroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.9% in Pittsfield — 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 66/100 on livability (#72 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Pittsfield School District (rural): math 20% / reading 36% proficiency, ranked #87 of 98 in NH (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pittsfield Elementary School (math 22% / reading 37%, grade F, #201 of 263 statewide, top 82%, 219 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.05% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $154,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Leavitt Rd	0.00mi	2/2.0	880 (+7%)	1mo	$164,900	$187	86

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: 33.4%
• Equity multiple: 3.61×
• Total profit: $64,983
• Equity at exit: $80,178

10-year hold

• IRR: 28.9%
• Equity multiple: 8.20×
• Total profit: $179,434
• Equity at exit: $172,907

Cash invested: $24,920 (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 03263

• Home prices YoY: 17.6%
• Active inventory: 32
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$37
• HOA: −$540
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $253

Break-even live

Break-even rent $1,504

Max offer price $89,000

Occupancy floor 81%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Joy St Unit 1 Pittsfield, NH	2.0	1.0	850	$1,825	$2.15	2d	1	1.10mi

HOA detail

• Monthly dues: $540 · $6,480/yr

Listing history 11 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   status Active
3. 2026-04-04
   status Pending
4. 2026-04-01
   price $89,000
5. 2026-03-16
   status Active
6. 2026-03-15
   status Pending
7. 2026-03-12
   listed $99,000 Active
8. 2026-01-21
   price $109,000
9. 2022-05-16
   soldstatus $60,000 Closed 850-char remark

   Show marketing remark (850 chars)

   New to the market, well maintained singlewide 2 bedroom 1 bath manufactured home in a quiet 55+ park. Settle right in, this home shows pride of ownership with many rooms recently painted, newer flooring and oversized custom vinyl windows that are easy to clean, energy efficient and provide lots of light. Enjoy your days peacefully on the porch that overlooks an open green yard to the back of the home. Low maintenance home- metal roof, aluminum siding, insulated under, many interior walls are sheetrock and a great shed for extra storage, hobbies or yard tools. Spring has sprung! Just in time to watch the world bloom around you! Griggs Manufactured Park is in a country area with easy access to major routes just off Route 28 and plenty of nearby conveniences such as restaurants and shopping. All offers will be contingent on park approval.

10. 2022-04-18
    status Pending 850-char remark

    Show marketing remark (850 chars)

    New to the market, well maintained singlewide 2 bedroom 1 bath manufactured home in a quiet 55+ park. Settle right in, this home shows pride of ownership with many rooms recently painted, newer flooring and oversized custom vinyl windows that are easy to clean, energy efficient and provide lots of light. Enjoy your days peacefully on the porch that overlooks an open green yard to the back of the home. Low maintenance home- metal roof, aluminum siding, insulated under, many interior walls are sheetrock and a great shed for extra storage, hobbies or yard tools. Spring has sprung! Just in time to watch the world bloom around you! Griggs Manufactured Park is in a country area with easy access to major routes just off Route 28 and plenty of nearby conveniences such as restaurants and shopping. All offers will be contingent on park approval.

11. 2022-04-15
    listed $49,900 Active 850-char remark

    Show marketing remark (850 chars)

    New to the market, well maintained singlewide 2 bedroom 1 bath manufactured home in a quiet 55+ park. Settle right in, this home shows pride of ownership with many rooms recently painted, newer flooring and oversized custom vinyl windows that are easy to clean, energy efficient and provide lots of light. Enjoy your days peacefully on the porch that overlooks an open green yard to the back of the home. Low maintenance home- metal roof, aluminum siding, insulated under, many interior walls are sheetrock and a great shed for extra storage, hobbies or yard tools. Spring has sprung! Just in time to watch the world bloom around you! Griggs Manufactured Park is in a country area with easy access to major routes just off Route 28 and plenty of nearby conveniences such as restaurants and shopping. All offers will be contingent on park approval.

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$102/yr (+$9/mo · 5.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $21,900
• − Mortgage interest: −$4,985
• − Property taxes: −$1,736
• − Insurance: −$445
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − HOA: −$6,480
• − Depreciation: −$2,589
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,521/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: Pittsfield School District
• NCES district ID: 3305730
• Math proficiency: 20% ▼ -15.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $52,344
• Composite: 24.71/100
• National rank: #7610
• State rank: #87 of 98 in NH

Livability — Pittsfield

• Score: 66/100
• State rank: #72
• US rank: #12388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,094

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 15% Slovak 3% German 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 89.96%
• Current HPI: 601.9142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.4% since first listed

11 events — show timeline

• 2026-04-15 Pending — PrimeMLS
• 2026-04-09 Relisted — PrimeMLS
• 2026-04-04 Pending — PrimeMLS
• 2026-04-01 Price Changed $89,000 PrimeMLS
• 2026-03-16 Relisted — PrimeMLS
• 2026-03-15 Pending — PrimeMLS
• 2026-03-12 Listed $99,000 PrimeMLS
• 2026-01-21 Price Changed $109,000 PrimeMLS
• 2022-05-16 Sold (MLS) $60,000 PrimeMLS
• 2022-04-18 Pending — PrimeMLS
• 2022-04-15 Listed $49,900 PrimeMLS

Property tax history

+9.7%/yr

Latest (2025): $1,736 · +80.5% YoY. Source: county tax records.