19 Bailey Dr · Franklin, NH 03303

$95,000

3 bd · 1.0 ba · 1,080 sqft · Manufactured public records · 208 Days on market

Built 1977 $88/sqft · 34% below area Est $142k · 33% under $300/mo HOA · 14% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

Key facts

• Eat-in kitchen
• Single-level living
• Conveniently located

Tags

• SINGLE-LEVEL LIVING
• EAT-IN KITCHEN
• CONVENIENTLY LOCATED
• CLOSE TO LOCAL AMENITIES
• MAJOR COMMUTER ROUTES
• MINUTES FROM DOWNTOWN CONCORD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.1% in Franklin — 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 68/100 on livability (#56 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Merrimack Valley School District (town): math 27% / reading 38% proficiency, ranked #79 of 98 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $95k implies a 218% gain — meaningful room to come down on a strong offer.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.20% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.68%
• DSCR: 2.37
• GRM: 3.8

CMA / ARV

• ARV (median comp): $142,016
• List price: $95,000
• Delta: -33.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Bailey Dr	0.00mi	3/1.0	1,064 (-2%)	0mo	$80,000	$75	97
31 Goodhue Rd	0.09mi	3/1.0	1,040 (-4%)	11mo	$345,000	$332	80
4 Rosue Dr	0.14mi	2/1.0 (-1)	926 (-14%)	3mo	$135,000	$146	62

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $28,147
• Equity at exit: $14,165

10-year hold

• IRR: 33.3%
• Equity multiple: 4.05×
• Total profit: $81,202
• Equity at exit: $8,214

Cash invested: $26,600 (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 03303

• Home prices YoY: -8.3%
• Active inventory: 76
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$40
• HOA: −$300
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $680

Break-even live

Break-even rent $1,230

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Corn Hill Rd Boscawen, NH	3.0	1.0	864	$2,195	$2.54	43d	1	0.88mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 10 events

1. 2026-05-02
   status Pending 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

2. 2026-04-28
   price $95,000 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

3. 2026-04-02
   price $110,000 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

4. 2026-03-23
   price $117,500 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

5. 2026-01-09
   price $124,500 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

6. 2025-11-22
   price $139,500 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

7. 2025-11-04
   price $164,500 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

8. 2025-10-23
   price $179,500 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

9. 2025-10-06
   listed $189,500 Active 835-char remark

   Show marketing remark (835 chars)

   For Sale – 3 Bedroom, 1 Bath Mobile Home in Bill-Bob Mobile Home Park – Boscawen, NH – Now offered at $95,000! Welcome to this spacious 3-bedroom, 1-bath manufactured home located in the desirable Bill-Bob Mobile Home Park in Boscawen, NH. Offering 1,064 square feet of single-level living, this home features a functional layout with a bright living area, eat-in kitchen, and generous bedroom sizes. Conveniently located close to local amenities, major commuter routes, and just minutes from downtown Concord, this home provides both comfort and accessibility. Please note: This property is being sold as-is. A great opportunity for DIYers or buyers looking to add their personal touch and build equity. Showings by appointment only. Don’t miss your chance to own an affordable home in a convenient location!

10. 1987-05-11
    soldstatus $29,900

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$232/yr (+$19/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,092
• − Mortgage interest: −$5,321
• − Property taxes: −$1,608
• − Insurance: −$475
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$3,600
• − Depreciation: −$2,764
• Taxable income: $7,309
• Est. tax owed @ 24.0%: −$1,754
• After-tax cash flow: $6,407/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: Merrimack Valley School District
• NCES district ID: 3304760
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $62,967
• Composite: 29.48/100
• National rank: #6507
• State rank: #79 of 98 in NH

Livability — Franklin

• Score: 68/100
• State rank: #56
• US rank: #9637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Merrimack County · 65,598 people
• City population: 8,843
• Metro: Concord, NH
• Population (ZIP): 16,571
• Household income: $80,456
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 326.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Lithuanian 11% Slovak 5% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Indo-European 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: ▼ -38.39%
• Current HPI: 421.1021
• Rent YoY: —
• Metro: Concord, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+217.7% since first listed

10 events — show timeline

• 2026-05-02 Pending — PrimeMLS
• 2026-04-28 Price Changed $95,000 PrimeMLS
• 2026-04-02 Price Changed $110,000 PrimeMLS
• 2026-03-23 Price Changed $117,500 PrimeMLS
• 2026-01-09 Price Changed $124,500 PrimeMLS
• 2025-11-22 Price Changed $139,500 PrimeMLS
• 2025-11-04 Price Changed $164,500 PrimeMLS
• 2025-10-23 Price Changed $179,500 PrimeMLS
• 2025-10-06 Listed $189,500 PrimeMLS
• 1987-05-11 Sold (Public Records) $29,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,608 · +8.0% YoY. Source: county tax records.