53 Oak Dr · Portsmouth, NH 03862

$264,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 59 Days on market

Built 1995 Est $376k · 30% under $580/mo HOA · 15% 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +9.5/10.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained coastal North Hampton home is tucked away on a quiet tree lined street east of Route 1. Whole house generator, central air conditioning and a brand new range and dishwasher will make your new home very comfortable. The large office/den/hobby room in addition to three bedrooms offers flexibility. This home is handy to shopping, dining, highways and the beach. North Hampton resident beach stickers on sale now. No dogs.

Key facts

• Large office
• New range
• New dishwasher

Tags

• WHOLE HOUSE GENERATOR
• CENTRAL AIR CONDITIONING
• NEW RANGE
• NEW DISHWASHER
• LARGE OFFICE

Property features AI

Finance

• Other: Mobile make: Skyline Corporation, model Sunhaven 1009B; Mobile serial numbers recorded; Road frontage is paved; Flood zone: Unknown; Directions: From Lafayette Road (Rt 1) turn on to Chestnut Rd, then turn right on Hawthorne Rd, then a right turn on to Oak Drive. Oak Drive is a u shape road so there are two entrances. The unit is on the eastern most part of the U shape.
• HOA & community: Monthly community fee; Monthly fee includes plowing, sewer, and trash; One-time buy-in fee required; Association provides trash removal; Located in a mobile home community (Maple Leaf Village Community) approved for park residency

Exterior

• Parking: Paved driveway
• Utilities: Public water; Community or private sewer; Electric service by Eversource with circuit breakers and generator hookup; LP/bottled gas; Cable and cable internet available
• Home design: Manufactured home (Manuf/Mobile); Single-story (all main living on level 1); Faces easternmost section of Oak Drive (unit located in park loop)
• Construction: Built in 1995; Vinyl siding; Asphalt shingle roof; Manufactured structure
• Exterior features: Leased lot; Level lot; Near shopping; Neighborhood setting; Paved driveway

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Master bedroom (level 1); Bedroom (10 x 11, level 1); Bedroom (10 x 9, level 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane forced air heat; Central AC
• Interior features: 7 total rooms; Den
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $264k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $264k).
• Recommended offer: $256k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.7% in Portsmouth — 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 86/100 on livability (#5 in NH, #354 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A+; Watch: cost of living F.
• North Hampton School District (rural): math 66% / reading 82% proficiency, ranked #14 of 171 in NH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: North Hampton School (math 62% / reading 72%, grade B+, #24 of 263 statewide, top 9%, 303 students, 4% FRL); Winnacunnet High School (math 43% / reading 63%, grade C-, #28 of 90 statewide, top 30%, 1,063 students, 17% FRL) — zoned schools at 10% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 pts) — the specific schools serving this property underperform the North Hampton School District average; the district grade overstates school quality for this exact location.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 A-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?
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: 1.46% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $376,488
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Limestone Way	0.33mi	3/2.0	1,512 (0%)	1mo	$265,000	$175	84
41 Holly Cir	0.09mi	2/2.0 (-1)	1,457 (-4%)	7mo	$407,000	$279	79
7 Oak Dr	0.12mi	2/2.0 (-1)	1,480 (-2%)	16mo	$389,000	$263	73
16 Sycamore Ave	0.21mi	2/2.0 (-1)	1,480 (-2%)	14mo	$379,000	$256	70
6 Chestnut Rd	0.18mi	2/2.0 (-1)	1,580 (+4%)	11mo	$375,000	$237	70
12 Sycamore Ave	0.21mi	2/2.0 (-1)	1,480 (-2%)	19mo	$369,000	$249	66
1 Stoneledge Rd	0.29mi	2/2.0 (-1)	1,458 (-4%)	22mo	$283,000	$194	57
3 Limestone Way	0.33mi	3/1.0	1,308 (-14%)	8mo	$249,900	$191	51
40 Aspen Way	0.48mi	2/2.0 (-1)	1,328 (-12%)	21mo	$430,000	$324	34

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,821
• Equity at exit: $39,363

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $68,594
• Equity at exit: $22,826

Cash invested: $73,920 (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 03862

• Home prices YoY: -17.5%
• Active inventory: 28
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,850 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$110
• HOA: −$580
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $758

Break-even live

Break-even rent $2,891

Max offer price $264,000

Occupancy floor 75%

Sensitivity live

Price	-10% $907	-5% $832	+0% $758	+5% $683	+10% $608
Rent	-10% $454	-5% $606	+0% $758	+5% $910	+10% $1,062
Rate	-1.0pp $891	-0.5pp $825	base $758	+0.5pp $689	+1.0pp $620

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Dow Ln Rye, NH	3.0	2.0	1588	$3,850	$2.42	3d	1	0.60mi

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 18 events

1. 2026-06-21
   days on market $264,000 Active 59 DOM
2. 2026-06-18
   days on market $264,000 Active 56 DOM
3. 2026-06-17
   days on market $264,000 Active 55 DOM
4. 2026-06-16
   days on market $264,000 Active 54 DOM
5. 2026-06-15
   days on market $264,000 Active 53 DOM
6. 2026-06-13
   days on market $264,000 Active 51 DOM
7. 2026-06-13
   days on market $264,000 Active 50 DOM
8. 2026-06-09
   days on market $264,000 Active 47 DOM
9. 2026-06-08
   days on market $264,000 Active 46 DOM
10. 2026-06-07
    days on market $264,000 Active 45 DOM
11. 2026-06-04
    days on market $264,000 Active 42 DOM
12. 2026-06-03
    days on market $264,000 Active 41 DOM
13. 2026-06-02
    days on market $264,000 Active 40 DOM
14. 2026-06-01
    days on market $264,000 Active 39 DOM
15. 2026-05-31
    days on market $264,000 Active 38 DOM
16. 2026-05-19
    price $279,000
17. 2026-04-23
    listed $289,000 Active
18. 2026-01-05
    price $279,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $4,134 · $344/mo
• Expected delta: +$1,622/yr (+$135/mo · 64.6%)

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

Taxation est. · year 1

• Rental income: $46,200
• − Mortgage interest: −$14,788
• − Property taxes: −$2,512
• − Insurance: −$1,320
• − Repairs & maintenance: −$3,696
• − Management: −$3,696
• − HOA: −$6,960
• − Depreciation: −$7,680
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $7,761/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: North Hampton School District
• NCES district ID: 3305370
• Math proficiency: 66% ▲ 1.00%
• Reading proficiency: 82% ▲ 3.00%
• Median HH income: $83,171
• Composite: 66.85/100
• National rank: #883
• State rank: #14 of 171 in NH

Livability — Portsmouth

• Score: 86/100
• State rank: #5
• US rank: #354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,484
• Population (ZIP): 4,563

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Asian 4% Two or more races 3%
• Common ancestry: Lithuanian 8% Scotch-Irish 4% Slovak 4%
• Foreign-born: 5% · China, Canada
• Languages at home: 88% English-only · Spanish 6% Chinese 3% Other Indo-European 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: ▼ -81.37%
• Current HPI: 384.1561
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $279,000 PrimeMLS
• 2026-04-23 Listed $289,000 PrimeMLS
• 2026-01-05 Price Changed $279,000 PrimeMLS

Property tax history

+5.6%/yr

Latest (2025): $2,512 · +5.1% YoY. Source: county tax records.