13 S Blueberry Ln · Rochester, NH 03867

$154,900

3 bd · 1.5 ba · 1,188 sqft · Manufactured public records · 121 Days on market

Built 1981 $130/sqft · 7% above area Est $145k · 7% over $685/mo HOA · 28% 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 +20.0/30.0
• 1% rule +10.0/10.0
• DSCR +6.3/10.0
• ARV discount +4.4/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Living in Briar Ridge Estates – 13 South Blueberry Ln, Rochester, NH. Welcome to this well-maintained mobile home located in the desirable Briar Ridge Estates community! Situated at 13 South Blueberry Ln in Rochester, this home offers comfortable, low-maintenance living in a convenient location. Home Highlights: • Bright and open living area • Spacious kitchen with ample cabinet space • Comfortable bedrooms with great natural light • Full bath with functional layout • Easy single-level living • Private driveway • Storage shed for extra space Enjoy the benefits of community living while being just minutes from shopping, dining, medical facilities, and major commuter routes. Briar Ridge Estates is a well-established park offering a peaceful setting with convenient access to everything Rochester has to offer. Whether you're looking to downsize, purchase your first home, or invest in affordable housing, this property is a fantastic opportunity.

Key facts

• Built 1981
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 37% 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.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.55% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 5.4

CMA / ARV

• ARV (median comp): $144,773
• List price: $154,900
• Delta: 7.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 S Blueberry Ln	0.01mi	2/1.5 (-1)	1,257 (+6%)	6mo	$90,000	$72	80
22 S Blueberry Ln	0.17mi	3/2.0	1,152 (-3%)	8mo	$224,900	$195	78
6 No Cranberry Ln	0.11mi	2/1.5 (-1)	1,094 (-8%)	4mo	$96,000	$88	73
5 N Fuchsia Dr	0.17mi	3/1.5	1,296 (+9%)	6mo	$157,500	$122	72
11 S Cranberry Ln	0.09mi	2/1.5 (-1)	1,086 (-9%)	9mo	$142,000	$131	69
20 S Blueberry Ln	0.15mi	2/1.5 (-1)	1,106 (-7%)	12mo	$130,000	$118	67
18 N Fuchsia Dr	0.23mi	2/1.0 (-1)	1,086 (-9%)	3mo	$140,000	$129	65
12 Caribbean Ln	0.31mi	2/2.0 (-1)	1,238 (+4%)	12mo	$169,000	$137	62
67 Gooseberry Cir	0.31mi	3/2.0	1,070 (-10%)	10mo	$145,000	$136	58
5 Easter Ln	0.25mi	3/2.0	1,333 (+12%)	9mo	$299,900	$225	58
6 Dockside Ln	0.32mi	3/2.0	1,333 (+12%)	9mo	$295,000	$221	55
4 Lilac Dr	0.25mi	2/2.0 (-1)	1,333 (+12%)	8mo	$265,000	$199	54

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,601
• Equity at exit: $23,096

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $21,522
• Equity at exit: $13,393

Cash invested: $43,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$65
• HOA: −$685
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $190

Break-even live

Break-even rent $2,167

Max offer price $154,900

Occupancy floor 87%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Asteria Ln Rochester, NH	1.0–2.0	1.0	868	$2,300	$2.65	2d	11	1.03mi

HOA detail

• Monthly dues: $685 · $8,220/yr

Listing history 22 events

1. 2026-06-18
   days on market $154,900 Active 121 DOM
2. 2026-06-17
   days on market $154,900 Active 120 DOM
3. 2026-06-16
   days on market $154,900 Active 119 DOM
4. 2026-06-15
   days on market $154,900 Active 118 DOM
5. 2026-06-13
   days on market $154,900 Active 116 DOM
6. 2026-06-13
   days on market $154,900 Active 115 DOM
7. 2026-06-09
   days on market $154,900 Active 112 DOM
8. 2026-06-08
   days on market $154,900 Active 111 DOM
9. 2026-06-07
   days on market $154,900 Active 110 DOM
10. 2026-06-04
    days on market $154,900 Active 107 DOM
11. 2026-06-03
    days on market $154,900 Active 106 DOM
12. 2026-06-02
    days on market $154,900 Active 105 DOM
13. 2026-06-01
    days on market $154,900 Active 104 DOM
14. 2026-05-31
    days on market $154,900 Active 103 DOM
15. 2026-04-28
    price $154,900 1006-char remark

    Show marketing remark (1006 chars)

    Affordable Living in Briar Ridge Estates – 13 South Blueberry Ln, Rochester, NH. Welcome to this well-maintained mobile home located in the desirable Briar Ridge Estates community! Situated at 13 South Blueberry Ln in Rochester, this home offers comfortable, low-maintenance living in a convenient location. Home Highlights: • Bright and open living area • Spacious kitchen with ample cabinet space • Comfortable bedrooms with great natural light • Full bath with functional layout • Easy single-level living • Private driveway • Storage shed for extra space Enjoy the benefits of community living while being just minutes from shopping, dining, medical facilities, and major commuter routes. Briar Ridge Estates is a well-established park offering a peaceful setting with convenient access to everything Rochester has to offer. Whether you're looking to downsize, purchase your first home, or invest in affordable housing, this property is a fantastic opportunity.

16. 2026-02-25
    price $164,900 1006-char remark

    Show marketing remark (1006 chars)

    Affordable Living in Briar Ridge Estates – 13 South Blueberry Ln, Rochester, NH. Welcome to this well-maintained mobile home located in the desirable Briar Ridge Estates community! Situated at 13 South Blueberry Ln in Rochester, this home offers comfortable, low-maintenance living in a convenient location. Home Highlights: • Bright and open living area • Spacious kitchen with ample cabinet space • Comfortable bedrooms with great natural light • Full bath with functional layout • Easy single-level living • Private driveway • Storage shed for extra space Enjoy the benefits of community living while being just minutes from shopping, dining, medical facilities, and major commuter routes. Briar Ridge Estates is a well-established park offering a peaceful setting with convenient access to everything Rochester has to offer. Whether you're looking to downsize, purchase your first home, or invest in affordable housing, this property is a fantastic opportunity.

17. 2026-02-18
    listed $169,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Affordable Living in Briar Ridge Estates – 13 South Blueberry Ln, Rochester, NH. Welcome to this well-maintained mobile home located in the desirable Briar Ridge Estates community! Situated at 13 South Blueberry Ln in Rochester, this home offers comfortable, low-maintenance living in a convenient location. Home Highlights: • Bright and open living area • Spacious kitchen with ample cabinet space • Comfortable bedrooms with great natural light • Full bath with functional layout • Easy single-level living • Private driveway • Storage shed for extra space Enjoy the benefits of community living while being just minutes from shopping, dining, medical facilities, and major commuter routes. Briar Ridge Estates is a well-established park offering a peaceful setting with convenient access to everything Rochester has to offer. Whether you're looking to downsize, purchase your first home, or invest in affordable housing, this property is a fantastic opportunity.

18. 2026-02-17
    historical $169,900 1006-char remark

    Show marketing remark (1006 chars)

    Affordable Living in Briar Ridge Estates – 13 South Blueberry Ln, Rochester, NH. Welcome to this well-maintained mobile home located in the desirable Briar Ridge Estates community! Situated at 13 South Blueberry Ln in Rochester, this home offers comfortable, low-maintenance living in a convenient location. Home Highlights: • Bright and open living area • Spacious kitchen with ample cabinet space • Comfortable bedrooms with great natural light • Full bath with functional layout • Easy single-level living • Private driveway • Storage shed for extra space Enjoy the benefits of community living while being just minutes from shopping, dining, medical facilities, and major commuter routes. Briar Ridge Estates is a well-established park offering a peaceful setting with convenient access to everything Rochester has to offer. Whether you're looking to downsize, purchase your first home, or invest in affordable housing, this property is a fantastic opportunity.

19. 2023-03-27
    soldstatus $120,000
20. 2023-03-24
    soldstatus $120,000 Closed 380-char remark

    Show marketing remark (380 chars)

    Welcome home. This home consists of 3 bedrooms 1 and 1/2 baths. Recently remodeled kitchen and full bath. Roof and windows 10 years . There is an enclosed porch that walks out to a screened in porch that you can enjoy in the spring, summer and fall. Wooded back yard that you can enjoy privacy. Two sheds , great for storage. Lots of plants and lilac tree. Call agent for showing.

21. 2023-02-24
    status Pending 380-char remark

    Show marketing remark (380 chars)

    Welcome home. This home consists of 3 bedrooms 1 and 1/2 baths. Recently remodeled kitchen and full bath. Roof and windows 10 years . There is an enclosed porch that walks out to a screened in porch that you can enjoy in the spring, summer and fall. Wooded back yard that you can enjoy privacy. Two sheds , great for storage. Lots of plants and lilac tree. Call agent for showing.

22. 2023-02-10
    listed $109,900 Active 380-char remark

    Show marketing remark (380 chars)

    Welcome home. This home consists of 3 bedrooms 1 and 1/2 baths. Recently remodeled kitchen and full bath. Roof and windows 10 years . There is an enclosed porch that walks out to a screened in porch that you can enjoy in the spring, summer and fall. Wooded back yard that you can enjoy privacy. Two sheds , great for storage. Lots of plants and lilac tree. Call agent for showing.

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: +$786/yr (+$66/mo · 43.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,888
• − Mortgage interest: −$8,677
• − Property taxes: −$1,804
• − Insurance: −$774
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$8,220
• − Depreciation: −$4,506
• Taxable income: $285
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,207/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

+40.9% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $154,900 PrimeMLS
• 2026-02-25 Price Changed $164,900 PrimeMLS
• 2026-02-18 Listed $169,900 PrimeMLS
• 2026-02-17 Coming Soon $169,900 PrimeMLS
• 2023-03-27 Sold (Public Records) $120,000 Public Records
• 2023-03-24 Sold (MLS) $120,000 PrimeMLS
• 2023-02-24 Pending — PrimeMLS
• 2023-02-10 Listed $109,900 PrimeMLS

Property tax history

+8.3%/yr

Latest (2025): $1,804 · +3.0% YoY. Source: county tax records.