70 Hemlock Hvn #70 · Hampton, NH 03842

$230,000

3 bd · 1.0 ba · 1,332 sqft · Manufactured · 31 Days on market

Manufactured home Built 1978 Est $362k · 37% under $550/mo HOA · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Another Mobile Home in Hemlock Haven Mobile Park!! This home features a one-year old roof and most replacement windows. This Oxford mobile has a nice floor plan for entertaining. The large eat-in kitchen flows into a living area that has wood barn laminate throughout. Convenient pass through window into a dining room that has a wood burning fireplace. The two bedrooms are located on one end of the home with a full bath that has a space-saving corner shower/tub combination. Laundry facilities are located near bedrooms and washer/dryer are included. A slider leads to two additional rooms that can be used for family room and another guest bedroom/den. A large deck for grilling out. This mobile has a lot of finished space waiting for your imagination. Enjoy a nice back yard that has many options. A large shed is sited in back yard and has plenty of room for lawn equipment and storage. This park has a 3-person maximum occupancy. All buyers must undergo an application process for park approval with $35 paid for credit check. Buyer is responsible for the park transfer fee of $175 prior to closing. Park does not allow rentals and no dogs will be accepted. Great home with a little TLC. Easy to show!

Key facts

• Central air 1 year
• Furnace 6 years
• Oil tank 7 years

Tags

• FURNACE 6 YEARS
• OIL TANK 7 YEARS
• ROOF FRONT 3 YEARS
• HOT WATER HEATER 5 YEARS
• CENTRAL AIR 1 YEAR
• PELLET STOVE 3 YEARS OLD

Property features AI

Finance

• HOA & community: Monthly park/association fee of $550; Road frontage maintained by association

Exterior

• Parking: Paved driveway parking
• Utilities: Community water and on-site well; On-site shared septic; 100 Amp electrical service; Cable internet available
• Home design: Manufactured / Mobile home; Single-story (main living on one level); Unit/Lot #70
• Construction: Aluminum siding; Asphalt shingle roof; Built in 1978
• Exterior features: Paved driveway; Lot features: Other; Located in a mobile home park (Hemlock Haven) with park approval

Interior

• Kitchen: Kitchen on the main level; Kitchen/Dining area on the main level
• Bedrooms: Multiple bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Wood stove
• Interior features: Eight total rooms

🏷️ Possibly a rental listed for sale. The $230,000 price doesn't fit this home's estimated sale value (~$362,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (6.7% below list).
• Recommended offer: $166k (27.9% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 1.8% in Hampton — 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 79/100 on livability (#19 in NH, #2,140 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D-, commute F, cost of living F.
• Hampton School District (suburban): math 49% / reading 66% proficiency, ranked #19 of 98 in NH (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Adeline C. Marston School (math 59% / reading 66%, grade B, #31 of 263 statewide, top 12%, 311 students, 15% FRL); Hampton Academy (math 41% / reading 66%, grade C+, #16 of 96 statewide, top 16%, 333 students, 16% FRL); Winnacunnet High School (math 43% / reading 63%, grade C-, #28 of 90 statewide, top 30%, 1,063 students, 17% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $230k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $165,791 (27.9% 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 31 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.27%
• DSCR: 0.63
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $362,304
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Alison Cir	0.21mi	2/2.0 (-1)	1,232 (-8%)	1mo	$335,000	$272	68
32 Hemlock Hvn	0.11mi	2/2.0 (-1)	1,144 (-14%)	23mo	$255,000	$223	43

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.03×
• Total profit: $-62,207
• Equity at exit: $34,294

10-year hold

• IRR: -21.0%
• Equity multiple: -0.19×
• Total profit: $-76,592
• Equity at exit: $19,886

Cash invested: $64,400 (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 03842

• Rents YoY: 4.3%
• Active inventory: 118
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$550
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-444

Break-even live

Break-even rent $2,708

Max offer price $165,791

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-364	+0% $-444	+5% $-523	+10% $-603
Rent	-10% $-613	-5% $-529	+0% $-444	+5% $-359	+10% $-274
Rate	-1.0pp $-328	-0.5pp $-385	base $-444	+0.5pp $-503	+1.0pp $-564

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Campbell Dr Unit B Hampton, NH	3.0	1.5	1698	$3,500	$2.06	0d	1	0.31mi

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 7 events

1. 2026-06-01
   status $230,000 Pending 31 DOM
2. 2026-05-31
   days on market $230,000 Active 31 DOM
3. 2026-05-01
   price $230,000
4. 2026-04-30
   listed $250,000 Active
5. 2018-04-09
   soldstatus $60,000 Closed 1209-char remark

   Show marketing remark (1209 chars)

   Another Mobile Home in Hemlock Haven Mobile Park!! This home features a one-year old roof and most replacement windows. This Oxford mobile has a nice floor plan for entertaining. The large eat-in kitchen flows into a living area that has wood barn laminate throughout. Convenient pass through window into a dining room that has a wood burning fireplace. The two bedrooms are located on one end of the home with a full bath that has a space-saving corner shower/tub combination. Laundry facilities are located near bedrooms and washer/dryer are included. A slider leads to two additional rooms that can be used for family room and another guest bedroom/den. A large deck for grilling out. This mobile has a lot of finished space waiting for your imagination. Enjoy a nice back yard that has many options. A large shed is sited in back yard and has plenty of room for lawn equipment and storage. This park has a 3-person maximum occupancy. All buyers must undergo an application process for park approval with $35 paid for credit check. Buyer is responsible for the park transfer fee of $175 prior to closing. Park does not allow rentals and no dogs will be accepted. Great home with a little TLC. Easy to show!

6. 2018-02-28
   historical Active with Contract 1209-char remark

   Show marketing remark (1209 chars)

   Another Mobile Home in Hemlock Haven Mobile Park!! This home features a one-year old roof and most replacement windows. This Oxford mobile has a nice floor plan for entertaining. The large eat-in kitchen flows into a living area that has wood barn laminate throughout. Convenient pass through window into a dining room that has a wood burning fireplace. The two bedrooms are located on one end of the home with a full bath that has a space-saving corner shower/tub combination. Laundry facilities are located near bedrooms and washer/dryer are included. A slider leads to two additional rooms that can be used for family room and another guest bedroom/den. A large deck for grilling out. This mobile has a lot of finished space waiting for your imagination. Enjoy a nice back yard that has many options. A large shed is sited in back yard and has plenty of room for lawn equipment and storage. This park has a 3-person maximum occupancy. All buyers must undergo an application process for park approval with $35 paid for credit check. Buyer is responsible for the park transfer fee of $175 prior to closing. Park does not allow rentals and no dogs will be accepted. Great home with a little TLC. Easy to show!

7. 2018-01-27
   listed $74,900 Active 1209-char remark

   Show marketing remark (1209 chars)

   Another Mobile Home in Hemlock Haven Mobile Park!! This home features a one-year old roof and most replacement windows. This Oxford mobile has a nice floor plan for entertaining. The large eat-in kitchen flows into a living area that has wood barn laminate throughout. Convenient pass through window into a dining room that has a wood burning fireplace. The two bedrooms are located on one end of the home with a full bath that has a space-saving corner shower/tub combination. Laundry facilities are located near bedrooms and washer/dryer are included. A slider leads to two additional rooms that can be used for family room and another guest bedroom/den. A large deck for grilling out. This mobile has a lot of finished space waiting for your imagination. Enjoy a nice back yard that has many options. A large shed is sited in back yard and has plenty of room for lawn equipment and storage. This park has a 3-person maximum occupancy. All buyers must undergo an application process for park approval with $35 paid for credit check. Buyer is responsible for the park transfer fee of $175 prior to closing. Park does not allow rentals and no dogs will be accepted. Great home with a little TLC. Easy to show!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,758
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$6,600
• − Depreciation: −$6,691
• Taxable loss: −$9,138
• Est. tax savings @ 24.0%: +$2,193
• After-tax cash flow: $-3,132/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: Hampton School District
• NCES district ID: 3303510
• Math proficiency: 49% ▼ -22.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $71,924
• Composite: 51.03/100
• National rank: #1774
• State rank: #19 of 98 in NH

Livability — Hampton

• Score: 79/100
• State rank: #19
• US rank: #2140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockingham County · 137,526 people
• City population: 16,324
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 16,324
• Household income: $95,422
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 544.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -219.75%
• Current HPI: 339.3943
• Rent YoY: ▲ 4.35%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+207.1% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $230,000 PrimeMLS
• 2026-04-30 Listed $250,000 PrimeMLS
• 2018-04-09 Sold (MLS) $60,000 PrimeMLS
• 2018-02-28 Contingent — PrimeMLS
• 2018-01-27 Listed $74,900 PrimeMLS