10 Fox Ln · Rochester, NH 03867

$160,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 7 Days on market

Built 1977 0.48 ac lot Est $140k · 15% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

NO FEES and you own the lot! This well-maintained Windsor (1977) manufactured home set in a wooded neighborhood offers 924 square feet of living space, with 2 bedrooms and 2 bathrooms. The main living area has new subflooring and new carpeting. The home sits on a concrete slab, with concrete piers and new anchors. HUD certified. Updates include a furnace, just three years old, and a washer and dryer that are one year old. Step outside to enjoy the spacious deck, built with durable composite decking designed for long-lasting, low-maintenance use. The fenced . 48 acre lot also includes an above ground pool. There is a shed for extra storage and paved parking for up to four vehicles, plus an

Key facts

• New carpeting
• Concrete slab
• Well insulated

Tags

• NEW SUBFLOORING
• NEW CARPETING
• CONCRETE SLAB
• WELL INSULATED
• THREE YEARS OLD FURNACE
• ONE YEAR OLD WASHER AND DRYER

Property features AI

Finance

• Other: Mobile serial number ZW17014-5972; Located in Rochester City School District
• HOA & community: No HOA fee listed

Exterior

• Parking: Paved driveway
• Utilities: Public water; Septic (1000 gallon); 150 amp electric service; Cable internet available
• Home design: Single wide mobile home; Entry level: main level; Mobile make Windsor, model Singlewide Deluxe (2 bed, 2 bath)
• Construction: Wood frame construction; Asphalt shingle roof; Built in 1977
• Exterior features: Level and wooded lot; Near shopping; Paved driveway; Public paved road frontage (approximately 150 feet)

Interior

• Kitchen: Gas stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water baseboard heating; Central air conditioning
• Interior features: 4 total rooms; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.9% vs local median 3.6% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 108 active listings in the ZIP; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.2% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $160k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $139,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Fox Ln	0.00mi	2/2.0	924 (0%)	0mo	$176,000	$190	100
36 Melrose Dr	0.28mi	3/1.5 (+1)	924 (0%)	4mo	$75,000	$81	76
133 Daffodil Hill Ln	0.37mi	2/2.0	931 (+1%)	10mo	$115,000	$124	73
38 Joshua St	0.49mi	2/2.0	924 (0%)	9mo	$139,900	$151	70
87 Betts Rd	0.31mi	2/1.0	1,008 (+9%)	0mo	$255,000	$253	66
28 Joshua St	0.47mi	3/1.0 (+1)	896 (-3%)	5mo	$55,500	$62	60
17 Wildflower Way	0.41mi	3/1.0 (+1)	960 (+4%)	8mo	$215,000	$224	59
58 Tonka St	0.57mi	2/1.0	928 (+0%)	12mo	$150,000	$162	59
7 Gina Dr	0.21mi	3/2.0 (+1)	1,040 (+13%)	10mo	$250,000	$240	56
55 Joshua St	0.59mi	2/2.0	980 (+6%)	8mo	$135,000	$138	56
67 Daffodil Hill Ln	0.62mi	2/1.0	924 (0%)	16mo	$117,000	$127	54
40 Joshua St	0.50mi	2/1.0	1,020 (+10%)	7mo	$58,100	$57	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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,923
• Equity at exit: $23,857

10-year hold

• IRR: 14.6%
• Equity multiple: 2.25×
• Total profit: $55,828
• Equity at exit: $13,834

Cash invested: $44,800 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 108
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$225 /mo · $2,697/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $475

Break-even live

Break-even rent $1,431

Max offer price $160,000

Occupancy floor 72%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-05-03
   historical Active with Contract
3. 2026-04-26
   status Pending
4. 2026-04-22
   listed $160,000 Active
5. 1997-08-15
   soldstatus $40,000

ⓘ 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: $2,697 · $225/mo
• Projected year-2 tax: $3,092 · $258/mo
• Expected delta: +$396/yr (+$33/mo · 14.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,393
• − Mortgage interest: −$8,962
• − Property taxes: −$2,697
• − Insurance: −$800
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$4,655
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,895/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
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+300.0% since first listed

5 events — show timeline

• 2026-05-06 Pending — PrimeMLS
• 2026-05-03 Contingent — PrimeMLS
• 2026-04-26 Pending — PrimeMLS
• 2026-04-22 Listed $160,000 PrimeMLS
• 1997-08-15 Sold (Public Records) $40,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,697 · +3.0% YoY. Source: county tax records.