2 Lilac Dr · Rochester, NH 03867

$247,900

3 bd · 1.5 ba · 1,296 sqft · Manufactured public records · 10 Days on market

Built 2004 Est $222k · 12% over

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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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2004 DOUBLE WIDE WITH 10X27 FARMER'S PORCH, OUTBUILDING, CORNER LOT. 3 BR, 2 FULL BATHS, AND AMPLE CABINETS/COUNTER SPACE & APPLIANCES. SKYLIGHT REPLACED IN JAN 2011. CENTRAL AIR, VINYL TILT WINDOWS, VAULTED CEILINGS AND PRIVATE BATH OFF MASTER WITH A JET TUB. GOOD CLOSET & STORAGE SPACE. FHA HEAT.

Key facts

• New furnace
• Outbuilding
• New washer and dryer

Tags

• SCREENED IN FARMER'S PORCH
• OUTBUILDING
• CORNER LOT
• ROOF REPLACED
• NEW FURNACE
• NEW WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $248k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (0.7% below list).
• Recommended offer: $246k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 38% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago; this cycle's ask is 68% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $248k implies a 313% gain — meaningful room to come down on a strong offer.

Recommended offer $246,064 (0.7% 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. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $221,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 N Fuchsia Dr	0.29mi	3/1.5	1,296 (0%)	6mo	$157,500	$122	81
9 S Blueberry Ln	0.16mi	2/1.5 (-1)	1,257 (-3%)	6mo	$90,000	$72	78
4 Lilac Dr	0.10mi	2/2.0 (-1)	1,333 (+3%)	8mo	$265,000	$199	77
5 Easter Ln	0.31mi	3/2.0	1,333 (+3%)	9mo	$299,900	$225	71
6 Dockside Ln	0.37mi	3/2.0	1,333 (+3%)	9mo	$295,000	$221	69
2 N Blueberry Ln	0.16mi	3/2.0	1,404 (+8%)	10mo	$240,000	$171	68
10 Roseberry Ln	0.26mi	2/2.0 (-1)	1,392 (+7%)	7mo	$195,000	$140	62
23 S Cranberry Ln	0.31mi	3/2.0	1,400 (+8%)	10mo	$245,000	$175	62
12 Caribbean Ln	0.33mi	2/2.0 (-1)	1,238 (-4%)	12mo	$169,000	$137	60
4 S Blueberry Ln	0.19mi	2/2.0 (-1)	1,380 (+6%)	17mo	$160,200	$116	59
22 S Blueberry Ln	0.30mi	3/2.0	1,152 (-11%)	8mo	$224,900	$195	59
20 S Blueberry Ln	0.28mi	2/1.5 (-1)	1,106 (-15%)	12mo	$130,000	$118	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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-18,226
• Equity at exit: $36,963

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $21,300
• Equity at exit: $21,434

Cash invested: $69,412 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,300
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $297

Break-even live

Break-even rent $2,085

Max offer price $247,900

Occupancy floor 83%

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Asteria Ln Rochester, NH	1.0–2.0	1.0	868	$2,300	$2.65	2d	11	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $247,900 Active 10 DOM
2. 2026-06-17
   days on market $247,900 Active 9 DOM
3. 2026-06-16
   days on market $247,900 Active 8 DOM
4. 2026-06-15
   days on market $247,900 Active 7 DOM
5. 2026-06-13
   days on market $247,900 Active 5 DOM
6. 2026-06-13
   days on market $247,900 Active 4 DOM
7. 2026-06-08
   remarks 410-char remark
8. 2026-06-08
   pricedays on marketlisting id $247,900 Active 1 DOM
9. 2026-06-07
   days on market $147,900 Active 15 DOM
10. 2026-06-04
    days on market $147,900 Active 12 DOM
11. 2026-06-03
    days on market $147,900 Active 11 DOM
12. 2026-06-02
    days on market $147,900 Active 10 DOM
13. 2026-06-01
    days on market $147,900 Active 9 DOM
14. 2026-05-31
    days on market $147,900 Active 8 DOM
15. 2026-05-24
    listed $147,900 Active
16. 2017-10-20
    soldstatus $60,000
17. 2011-05-10
    soldstatus $60,000 311-char remark

    Show marketing remark (311 chars)

    2004 DOUBLE WIDE WITH 10X27 FARMER'S PORCH, OUTBUILDING, CORNER LOT. 3 BR, 2 FULL BATHS, AND AMPLE CABINETS/COUNTER SPACE & APPLIANCES. SKYLIGHT REPLACED IN JAN 2011. CENTRAL AIR, VINYL TILT WINDOWS, VAULTED CEILINGS AND PRIVATE BATH OFF MASTER WITH A JET TUB. GOOD CLOSET & STORAGE SPACE. FHA HEAT.

18. 2010-09-24
    listed $69,900 311-char remark

    Show marketing remark (311 chars)

    2004 DOUBLE WIDE WITH 10X27 FARMER'S PORCH, OUTBUILDING, CORNER LOT. 3 BR, 2 FULL BATHS, AND AMPLE CABINETS/COUNTER SPACE & APPLIANCES. SKYLIGHT REPLACED IN JAN 2011. CENTRAL AIR, VINYL TILT WINDOWS, VAULTED CEILINGS AND PRIVATE BATH OFF MASTER WITH A JET TUB. GOOD CLOSET & STORAGE SPACE. FHA HEAT.

19. 2004-06-16
    soldstatus $89,900
20. 2004-04-05
    soldstatus $35,000

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $4,166 · $347/mo
• Expected delta: +$1,238/yr (+$103/mo · 42.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,528
• − Mortgage interest: −$13,886
• − Property taxes: −$2,928
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$7,212
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $3,670/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

+322.6% since first listed

6 events — show timeline

• 2026-05-24 Listed $147,900 FSBO.com
• 2017-10-20 Sold (Public Records) $60,000 Public Records
• 2011-05-10 Sold (MLS) $60,000 PrimeMLS
• 2010-09-24 Listed $69,900 PrimeMLS
• 2004-06-16 Sold (Public Records) $89,900 Public Records
• 2004-04-05 Sold (Public Records) $35,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,928 · +3.0% YoY. Source: county tax records.