67 Periwinkle Dr · Rochester, NH 03868

$59,900

3 bd · 1.0 ba · 1,114 sqft · Manufactured public records · 33 Days on market

Built 1977 $54/sqft · 67% below area $530/mo HOA · 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARD TO FIND 3 BEDROOM MOBILE, NEW FURNACE, UPDATED PLUMBING, ELECTRIC, FLOORING, FULLY APPLIANCED, BEAUTIFUL ADDITION, NICELY LANDSCAPED LOT. SORRY, NO DOGS ALLOWED.

Key facts

• Recent upgrades
• New water heater
• New roof

Tags

• OPEN-CONCEPT LAYOUT
• RECENT UPGRADES
• NEW ROOF
• NEW WATER HEATER
• NEW HEATING SYSTEM

Property features AI

Finance

• HOA & community: Monthly fee of 530 (includes park rent); Park approval indicates property is approved for the mobile home park

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; High-speed internet available; Cable available
• Home design: Manufactured home (mobile); Aluminum siding; Membrane roof; Built in 1977
• Construction: Manufactured structure; Aluminum siding; Membrane roof; Year built 1977
• Exterior features: Leased lot; Paved driveway

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Open kitchen/living area; Living/dining space
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.3% 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.
• Zoned schools: East Rochester School (math 37% / reading 42%, grade F, #164 of 263 statewide, top 64%, 293 students, 38% FRL); Rochester Middle School (math 18% / reading 27%, grade F, #85 of 96 statewide, top 89%, 847 students, 37% FRL); Spaulding High School (math 30% / reading 49%, grade F, #63 of 90 statewide, top 74%, 1,301 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.51% ✓
• Cap rate: 20.32%
• Cash-on-cash: 50.10%
• DSCR: 3.23
• GRM: 2.4

CMA / ARV

• ARV (median comp): $179,686
• List price: $59,900
• Delta: -66.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Periwinkle Dr	0.00mi	3/1.0	1,114 (0%)	0mo	$40,000	$36	100
7 Gina Dr	0.52mi	3/2.0	1,040 (-7%)	10mo	$250,000	$240	53
3 Pineknoll Dr	0.65mi	2/2.0 (-1)	1,116 (+0%)	12mo	$265,000	$237	50

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $35,259
• Equity at exit: $8,931

10-year hold

• IRR: 53.8%
• Equity multiple: 6.34×
• Total profit: $89,620
• Equity at exit: $5,179

Cash invested: $16,772 (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 03868

• Home prices YoY: -6.6%
• Active inventory: 34
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$25
• HOA: −$530
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $700

Break-even live

Break-even rent $1,213

Max offer price $59,900

Occupancy floor 62%

Sensitivity live

Price	-10% $734	-5% $717	+0% $700	+5% $683	+10% $666
Rent	-10% $534	-5% $617	+0% $700	+5% $783	+10% $866
Rate	-1.0pp $730	-0.5pp $715	base $700	+0.5pp $685	+1.0pp $669

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: electric

Listing history 5 events

1. 2026-04-24
   listed $59,900 Active 762-char remark
2. 2006-04-07
   soldstatus $27,500 166-char remark

   Show marketing remark (166 chars)

   HARD TO FIND 3 BEDROOM MOBILE, NEW FURNACE, UPDATED PLUMBING, ELECTRIC, FLOORING, FULLY APPLIANCED, BEAUTIFUL ADDITION, NICELY LANDSCAPED LOT. SORRY, NO DOGS ALLOWED.

3. 2006-04-07
   soldstatus $27,533

   Show marketing remark (166 chars)

   HARD TO FIND 3 BEDROOM MOBILE, NEW FURNACE, UPDATED PLUMBING, ELECTRIC, FLOORING, FULLY APPLIANCED, BEAUTIFUL ADDITION, NICELY LANDSCAPED LOT. SORRY, NO DOGS ALLOWED.

4. 2006-03-31
   historical 166-char remark

   Show marketing remark (166 chars)

   HARD TO FIND 3 BEDROOM MOBILE, NEW FURNACE, UPDATED PLUMBING, ELECTRIC, FLOORING, FULLY APPLIANCED, BEAUTIFUL ADDITION, NICELY LANDSCAPED LOT. SORRY, NO DOGS ALLOWED.

5. 2006-03-20
   listed $29,000 166-char remark

   Show marketing remark (166 chars)

   HARD TO FIND 3 BEDROOM MOBILE, NEW FURNACE, UPDATED PLUMBING, ELECTRIC, FLOORING, FULLY APPLIANCED, BEAUTIFUL ADDITION, NICELY LANDSCAPED LOT. SORRY, NO DOGS ALLOWED.

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$116/yr (+$10/mo · 10.8%)

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

Taxation est. · year 1

• Rental income: $25,196
• − Mortgage interest: −$3,355
• − Property taxes: −$1,073
• − Insurance: −$300
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$6,360
• − Depreciation: −$1,743
• Taxable income: $8,334
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,403/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
• City population: 22,732
• Population (ZIP): 5,830

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Lithuanian 10% Serbian 3% Portuguese 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 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: ▼ -29.24%
• Current HPI: 411.2075
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+37.9% since first listed

7 events — show timeline

• 2026-06-16 Sold (MLS) $40,000 PrimeMLS
• 2026-05-27 Pending — PrimeMLS
• 2026-04-24 Listed $59,900 PrimeMLS
• 2006-04-07 Sold (Public Records) $27,533 Public Records
• 2006-04-07 Sold (MLS) $27,500 PrimeMLS
• 2006-03-31 Delisted — PrimeMLS
• 2006-03-20 Listed $29,000 PrimeMLS

Property tax history

+11.4%/yr

Latest (2025): $1,073 · +3.1% YoY. Source: county tax records.