16 Eric Ave · Nashua, NH 03062

$299,999

3 bd · 2.5 ba · 1,352 sqft · Manufactured public records · 33 Days on market

Built 2013 Est $300k · at est. $530/mo HOA · 17% of rent

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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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2 Brm home with den. Lot's of upgrades incl. residential drywall interior, upgraded cabinets, carpet, windows and insulations. Fully applianced (black)kitchen, with cherry cabs. Non-age restricted park with easy commuter access to Exit 5. We have the ability to do a semi-custom 3 brm home on the lot across the street too. listing broker, is an officer and employee of Rodgers Mobile Home Park, Inc. , and thus has an interest in this property.

Key facts

• Dedicated pantry
• Whole home generator
• Gas stove

Tags

• ABUNDANT CABINET STORAGE
• DEDICATED PANTRY
• GAS STOVE
• WHOLE HOME GENERATOR
• OUTDOOR SHED
• EASY ACCESS TO SHOPPING DINING

Property features AI

Finance

• HOA & community: Monthly park/association fee of $530; Fee includes plowing, sewer, trash, water, park fees, and park rent

Exterior

• Parking: Paved driveway
• Utilities: Public water; Community or private sewer; 110V electric with generator; High-speed internet available; Cable available
• Home design: Manufactured home (Manuf/Mobile); Existing structure; Shingle (asphalt) roof; Built in 2013
• Construction: Wood frame construction; Vinyl siding
• Exterior features: Paved driveway; Mobile home park lot (leased); Located in Rodgers Mobile Home Park (park approved)

Interior

• Kitchen: Dishwasher; Microwave; Gas range / stove; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Propane forced-air heating
• Interior features: Five total rooms; Two full bathrooms
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (9.1% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $273k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 2.9% in Nashua — 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 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Nashua School District (urban): math 27% / reading 40% proficiency, ranked #77 of 98 in NH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Searles School (math 54% / reading 54%, grade C, #62 of 263 statewide, top 30%, 307 students, 23% FRL); Elm Street Middle School (math 19% / reading 34%, grade F, #79 of 96 statewide, top 82%, 874 students, 42% FRL); Nashua High School South (math 47% / reading 65%, grade C, #26 of 90 statewide, top 28%, 1,743 students, 30% FRL) — zoned schools at 32% FRL track the district average.
• Zoned-school proficiency averages 46% at this address vs 34% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Nashua School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 103 active listings in the ZIP; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• This rent runs 34% of the median local income ($108k/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 $9k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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.
• Current owner paid $106k; list at $300k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,780 (9.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.03% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $300,144
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Shawn Ave	0.11mi	3/2.0	1,319 (-2%)	3mo	$318,000	$241	86
17 Eric Ave #1517	0.07mi	3/2.0	1,352 (0%)	12mo	$300,000	$222	85
4 Ponderosa Ave	0.04mi	3/2.0	1,390 (+3%)	11mo	$274,900	$198	82
14 Eric Ave	0.01mi	3/2.0	1,296 (-4%)	12mo	$305,000	$235	81
13 Satin Ave	0.10mi	3/1.5	1,248 (-8%)	11mo	$128,500	$103	70

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-59,513
• Equity at exit: $44,731

10-year hold

• IRR: -14.6%
• Equity multiple: 0.18×
• Total profit: $-68,879
• Equity at exit: $25,938

Cash invested: $84,000 (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 03062

• Rents YoY: 2.5%
• Active inventory: 103
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,091 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$368 /mo · $4,413/yr
• Insurance: −$125
• HOA: −$530
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-154

Break-even live

Break-even rent $3,286

Max offer price $272,780

Occupancy floor 100%

Sensitivity live

Price	-10% $16	-5% $-69	+0% $-154	+5% $-239	+10% $-324
Rent	-10% $-398	-5% $-276	+0% $-154	+5% $-32	+10% $90
Rate	-1.0pp $-3	-0.5pp $-78	base $-154	+0.5pp $-232	+1.0pp $-311

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr

Listing history 18 events

1. 2026-06-21
   days on market $299,999 Active 33 DOM
2. 2026-06-18
   days on market $299,999 Active 30 DOM
3. 2026-06-17
   days on market $299,999 Active 29 DOM
4. 2026-06-16
   days on market $299,999 Active 28 DOM
5. 2026-06-15
   days on market $299,999 Active 27 DOM
6. 2026-06-14
   days on market $299,999 Active 25 DOM
7. 2026-06-10
   days on market $299,999 Active 22 DOM
8. 2026-06-09
   days on market $299,999 Active 21 DOM
9. 2026-06-08
   days on market $299,999 Active 20 DOM
10. 2026-06-07
    days on market $299,999 Active 19 DOM
11. 2026-06-03
    days on market $299,999 Active 15 DOM
12. 2026-06-02
    days on market $299,999 Active 14 DOM
13. 2026-06-01
    days on market $299,999 Active 13 DOM
14. 2026-05-31
    days on market $299,999 Active 12 DOM
15. 2026-05-30
    days on market $299,999 Active 11 DOM
16. 2026-05-19
    listed $299,999 Active
17. 2013-09-09
    soldstatus $106,500 455-char remark

    Show marketing remark (455 chars)

    Brand new 2 Brm home with den. Lot's of upgrades incl. residential drywall interior, upgraded cabinets, carpet, windows and insulations. Fully applianced (black)kitchen, with cherry cabs. Non-age restricted park with easy commuter access to Exit 5. We have the ability to do a semi-custom 3 brm home on the lot across the street too. listing broker, is an officer and employee of Rodgers Mobile Home Park, Inc. , and thus has an interest in this property.

18. 2013-06-21
    listed $106,900 455-char remark

    Show marketing remark (455 chars)

    Brand new 2 Brm home with den. Lot's of upgrades incl. residential drywall interior, upgraded cabinets, carpet, windows and insulations. Fully applianced (black)kitchen, with cherry cabs. Non-age restricted park with easy commuter access to Exit 5. We have the ability to do a semi-custom 3 brm home on the lot across the street too. listing broker, is an officer and employee of Rodgers Mobile Home Park, Inc. , and thus has an interest in this property.

ⓘ 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: $4,413 · $368/mo
• Projected year-2 tax: $5,476 · $456/mo
• Expected delta: +$1,063/yr (+$89/mo · 24.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,092
• − Mortgage interest: −$16,805
• − Property taxes: −$4,413
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − HOA: −$6,360
• − Depreciation: −$8,727
• Taxable loss: −$6,647
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $-254/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: Nashua School District
• NCES district ID: 3304980
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $66,393
• Composite: 30.62/100
• National rank: #6189
• State rank: #77 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, NH
• County: Hillsborough County · 309,362 people
• City population: 91,294
• Metro: Manchester-Nashua, NH
• Population (ZIP): 29,441
• Household income: $107,540
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 658.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 15% Two or more races 5% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 6% Other Indo-European 5% Spanish 3%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -432.67%
• Current HPI: 309.5007
• Rent YoY: ▲ 2.53%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+180.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $299,999 PrimeMLS
• 2013-09-09 Sold (MLS) $106,500 PrimeMLS
• 2013-06-21 Listed $106,900 PrimeMLS

Property tax history

+5.2%/yr

Latest (2025): $4,413 · +5.9% YoY. Source: county tax records.