18 Woodlawn Dr · Suncook, NH 03275

$89,999

3 bd · 1.0 ba · 948 sqft · Manufactured public records · 37 Days on market

Built 1981 Est $159k · 43% under $600/mo HOA · 30% of rent

---

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 +29.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUBJECT TO PARK APPROVAL 3 BEDROOM, COMPLETELY REDONE (SHEETROCK), CERAMIC TILE IN KITCHEN, PROPANE FIREPLACE W/ ITALIAN MARBLE. 43" BUILT IN TV (STAYS). RECESSED LIGHTING. MUST SEE INTERIOR. NOT A DRIVE BY! NO CLOSING UNTIL MID-APRIL.

Key facts

• Large island
• Eat-in kitchen
• 3-season room

Tags

• EAT-IN KITCHEN
• LARGE ISLAND
• WASHER AND DRYER SETUP
• 3-SEASON ROOM
• BEAR BROOK STATE PARK

Property features AI

Finance

• HOA & community: Monthly park/home fee of $600 covering park rent, plowing, sewer, trash and water; One-time buy-in fee of $500

Exterior

• Parking: Driveway with crushed stone
• Utilities: Community water; Community sewer; Circuit breaker electrical service; Cable Internet available
• Home design: Manufactured / Mobile home; Existing construction; Metal roof; Built in 1981
• Construction: Wood frame construction
• Exterior features: Landscaped lot; Leased lot; Level yard; Crushed stone driveway

Interior

• Kitchen: Kitchen (12.6 x 11.9); Gas range; Refrigerator
• Bedrooms: Bedroom (11.3 x 12.6) — main level; Bedroom (12.6 x 7.3) — main level; Bedroom (9 x 7.5) — main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom (7.10 x 7.6) — main level
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Enclosed porch
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.2% in Suncook — 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 73/100 on livability (#36 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Allenstown School District (suburban): math 29% / reading 44% proficiency, ranked #74 of 98 in NH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $32k; list at $90k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $159,264
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Woodlawn Dr	0.06mi	3/1.0	924 (-2%)	11mo	$43,000	$47	84
13 Hillside Dr	0.11mi	3/1.0	924 (-2%)	15mo	$100,000	$108	78
28 Woodlawn Dr	0.11mi	3/2.0	1,069 (+13%)	3mo	$185,000	$173	67
23 Edgewood Dr	0.23mi	2/1.5 (-1)	924 (-2%)	18mo	$154,900	$168	63

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,091
• Equity at exit: $13,419

10-year hold

• IRR: 15.9%
• Equity multiple: 2.31×
• Total profit: $33,121
• Equity at exit: $7,781

Cash invested: $25,200 (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 03275

• Home prices YoY: -10.9%
• Active inventory: 66
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$37
• HOA: −$600
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $318

Break-even live

Break-even rent $1,612

Max offer price $89,999

Occupancy floor 79%

Sensitivity live

Price	-10% $369	-5% $343	+0% $318	+5% $292	+10% $267
Rent	-10% $159	-5% $238	+0% $318	+5% $397	+10% $477
Rate	-1.0pp $363	-0.5pp $341	base $318	+0.5pp $295	+1.0pp $271

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-13
   price $89,999
3. 2026-04-15
   listed $99,999 Active
4. 2004-05-07
   soldstatus $32,000 240-char remark

   Show marketing remark (240 chars)

   SUBJECT TO PARK APPROVAL 3 BEDROOM, COMPLETELY REDONE (SHEETROCK), CERAMIC TILE IN KITCHEN, PROPANE FIREPLACE W/ ITALIAN MARBLE. 43" BUILT IN TV (STAYS). RECESSED LIGHTING. MUST SEE INTERIOR. NOT A DRIVE BY! NO CLOSING UNTIL MID-APRIL.

5. 2004-01-23
   listed $37,900 240-char remark

   Show marketing remark (240 chars)

   SUBJECT TO PARK APPROVAL 3 BEDROOM, COMPLETELY REDONE (SHEETROCK), CERAMIC TILE IN KITCHEN, PROPANE FIREPLACE W/ ITALIAN MARBLE. 43" BUILT IN TV (STAYS). RECESSED LIGHTING. MUST SEE INTERIOR. NOT A DRIVE BY! NO CLOSING UNTIL MID-APRIL.

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,172
• − Mortgage interest: −$5,041
• − Property taxes: −$1,968
• − Insurance: −$450
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$7,200
• − Depreciation: −$2,618
• Taxable income: $3,027
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,088/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: Allenstown School District
• NCES district ID: 3301380
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $53,380
• Composite: 31.86/100
• National rank: #5872
• State rank: #74 of 98 in NH

Livability — Suncook

• Score: 73/100
• State rank: #36
• US rank: #5657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,115

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 20% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 2%

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: ▼ -46.91%
• Current HPI: 384.595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+137.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — PrimeMLS
• 2026-05-13 Price Changed $89,999 PrimeMLS
• 2026-04-15 Listed $99,999 PrimeMLS
• 2004-05-07 Sold (MLS) $32,000 PrimeMLS
• 2004-01-23 Listed $37,900 PrimeMLS

Property tax history

+11.6%/yr

Latest (2025): $1,968 · -2.1% YoY. Source: county tax records.