16 Fox Cross Ln · Northwood, NH 03261

$115,000

3 bd · 2.0 ba · 1,109 sqft · Manufactured public records · 80 Days on market

Built 1990 Est $104k · 10% over $1285/mo HOA · 46% of rent

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Why this score? — see what drove the C- 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 +21.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.0/10.0
• Schools +5.1/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

Key facts

• Landscaped lot
• Outdoor enjoyment
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED SECONDARY BATHROOM
• LANDSCAPED LOT
• OUTDOOR ENJOYMENT
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• Other: Paved public road frontage
• HOA & community: Monthly association fee; Association fee covers water, sewer, trash, and plowing; Association provides snow removal and trash removal; Located in Mountain View Park (mobile park approved)

Exterior

• Parking: Paved driveway
• Utilities: Community water; Community sewer; 100 Amp electrical service; Cable internet available; Underground utilities
• Home design: Manufactured home (single wide); Existing construction; White exterior color; Metal roof; Built in 1990
• Construction: Vinyl exterior; Metal roof; Manufactured home construction; Year built: 1990
• Exterior features: Country setting; Landscaped; Level lot; Paved driveway

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Three bedrooms (all on main level); One bedroom with attached bath (main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Kerosene heat; Forced air heating; Cooling: Other
• Interior features: Five total rooms; Kitchen/Dining area; Living room; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Northwood School District (rural): math 51% / reading 60% proficiency, ranked #65 of 171 in NH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 2 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.43% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $104,246
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Fox Cross Ln	0.03mi	2/2.0 (-1)	1,176 (+6%)	12mo	$110,000	$94	73

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,415
• Equity at exit: $17,147

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $12,367
• Equity at exit: $9,943

Cash invested: $32,200 (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 03261

• Home prices YoY: -21.7%
• Active inventory: 43
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,793 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$48
• HOA: −$1,285
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $179

Break-even live

Break-even rent $2,566

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $244	-5% $212	+0% $179	+5% $147	+10% $114
Rent	-10% $-41	-5% $69	+0% $179	+5% $290	+10% $400
Rate	-1.0pp $237	-0.5pp $209	base $179	+0.5pp $150	+1.0pp $119

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 1st NH Tpke Northwood, NH	3.0	1.0	900	$3,000	$3.33	0d	1	0.29mi
253 1st New Hampshire Tpke Unit 4 Northwood, NH	2.0	1.0	850	$2,100	$2.47	0d	1	0.91mi

HOA detail

• Monthly dues: $1,285 · $15,420/yr

Listing history 16 events

1. 2026-05-31
   days on market $115,000 Active 80 DOM
2. 2026-04-13
   price $115,000
3. 2026-03-12
   listed $120,000 Active
4. 2021-12-02
   soldstatus $55,000 Closed 358-char remark

   Show marketing remark (358 chars)

   Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

5. 2021-10-28
   historical Active with Contract 358-char remark

   Show marketing remark (358 chars)

   Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

6. 2021-10-18
   price $70,000 358-char remark

   Show marketing remark (358 chars)

   Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

7. 2021-10-10
   price $80,000 358-char remark

   Show marketing remark (358 chars)

   Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

8. 2021-09-02
   listed $89,900 Active 358-char remark

   Show marketing remark (358 chars)

   Tired of high rent. .own your own !! motivated sellers will consider any and all offers. Needs some work 3 bedroom 2 bath, nice yard and deck for outdoor enjoyment. Mountain View Park is a well kept park, close to all area amenities. Seller will assist with buyer's closing costs. Park approval required, application fee $50.00 (credit check) per applicant

9. 2015-02-04
   soldstatus $44,000 203-char remark

   Show marketing remark (203 chars)

   Move in ready! Well maintained home in a great park. Large private back yard. Lots of up-dates including flooring, kitchen paint, both vanities and more. Coe Brown Academy! Come and see this lovely home!

10. 2014-10-30
    listed $44,900 203-char remark

    Show marketing remark (203 chars)

    Move in ready! Well maintained home in a great park. Large private back yard. Lots of up-dates including flooring, kitchen paint, both vanities and more. Coe Brown Academy! Come and see this lovely home!

11. 2009-10-30
    soldstatus $25,500
12. 2009-06-30
    listed $34,900
13. 2004-05-28
    soldstatus $57,533
14. 2004-05-27
    soldstatus $59,000
15. 2004-04-27
    historical
16. 2004-02-24
    listed $64,900

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,798 · $150/mo
• Expected delta: +$708/yr (+$59/mo · 65.0%)

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

Taxation est. · year 1

• Rental income: $33,511
• − Mortgage interest: −$6,442
• − Property taxes: −$1,090
• − Insurance: −$575
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − HOA: −$15,420
• − Depreciation: −$3,345
• Taxable income: $1,277
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $1,845/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: Northwood School District
• NCES district ID: 3305430
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 60% ▲ 12.00%
• Median HH income: $73,090
• Composite: 51.32/100
• National rank: #3718
• State rank: #65 of 171 in NH

Livability — Northwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,653

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 16% Romanian 6% Portuguese 4%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 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: ▼ -71.35%
• Current HPI: 258.0711
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+77.2% since first listed

15 events — show timeline

• 2026-04-13 Price Changed $115,000 PrimeMLS
• 2026-03-12 Listed $120,000 PrimeMLS
• 2021-12-02 Sold (MLS) $55,000 PrimeMLS
• 2021-10-28 Contingent — PrimeMLS
• 2021-10-18 Price Changed $70,000 PrimeMLS
• 2021-10-10 Price Changed $80,000 PrimeMLS
• 2021-09-02 Listed $89,900 PrimeMLS
• 2015-02-04 Sold (MLS) $44,000 PrimeMLS
• 2014-10-30 Listed $44,900 PrimeMLS
• 2009-10-30 Sold (MLS) $25,500 PrimeMLS
• 2009-06-30 Listed $34,900 PrimeMLS
• 2004-05-28 Sold (Public Records) $57,533 Public Records
• 2004-05-27 Sold (MLS) $59,000 PrimeMLS
• 2004-04-27 Delisted — PrimeMLS
• 2004-02-24 Listed $64,900 PrimeMLS

Property tax history

+2.7%/yr

Latest (2024): $1,090 · +13.2% YoY. Source: county tax records.