106 Donald Dr · Pinardville, NH 03045

$125,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 14 Days on market

Built 1985 $112/sqft · 43% below area Est $218k · 43% under $535/mo HOA · 24% 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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW FURNACE in this Double Wide Mobile in 55+ Coop Park. This large home is in need of some TLC. Nice master bedroom with huge closet that could be converted to master bath or sewing or hobby room. Great layout and good positioning in development. Three season porch off the back. The carport means no more scraping the windshield. Roof is 5 years new, great kitchen, large dining room. Come-N-See.

Key facts

• Built 1985
• Listed 14 days

Property features AI

Finance

• Other: Mobile make: Redman, model Eaton Park; serial number 12215926; Located in a mobile/co-op park (Medvil Cooperative); Directions available from Goffstown Back Road to Medvile Cooperative entrance
• HOA & community: Monthly park rent included in association fee; Monthly association fee charged (park rent); One-time fee required; Association amenities: Clubhouse, RV parking, Snow removal, Trash removal; Mobile home cooperative (Medvil Cooperative) with park approval; Mobile co-op membership required

Exterior

• Parking: Paved driveway; RV parking (association amenity)
• Utilities: Public water; Community sewer; 100 amp electric service with circuit breakers; Eversource electric; Cable internet (Xfinity); Phone service (Consolidated); Underground utilities
• Home design: Double wide manufactured home; Entry level: 1st level; Year built 1985; Shingle (asphalt) roof; Facing: Not specified
• Construction: Vinyl siding; Manufactured home construction
• Exterior features: Level lot; Subdivision setting; Near golf course; Near shopping; Neighborhood setting; Near hospital; Paved driveway

Interior

• Kitchen: Kitchen (11 x 11); Refrigerator; Electric stove
• Bedrooms: Master bedroom (1st level); Bedroom (1st level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Kerosene and oil heating; Hot air heating; In-floor heating
• Interior features: 5 total rooms; Porch
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.1% vs local median 2.7% in Pinardville — 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 75/100 on livability (#30 in NH, #4,267 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, health & safety D-.
• Goffstown School District (suburban): math 41% / reading 62% proficiency, ranked #31 of 98 in NH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 4.7

CMA / ARV

• ARV (median comp): $218,000
• List price: $125,000
• Delta: -42.66%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Donald Dr	0.00mi	2/2.0	1,120 (0%)	0mo	$110,000	$98	100
179 Donald Dr	0.08mi	2/2.0	1,204 (+8%)	2mo	$225,000	$187	82
69 Donald Dr	0.11mi	2/2.0	1,139 (+2%)	12mo	$255,000	$224	82
243 Donald Dr	0.16mi	2/2.0	1,232 (+10%)	7mo	$245,000	$199	70
72 Country Way	0.26mi	2/2.0	1,176 (+5%)	17mo	$210,000	$179	65
73 River Ledge Dr	0.48mi	2/2.0	1,040 (-7%)	2mo	$220,000	$212	64
117 River Ledge Dr	0.53mi	2/2.0	1,176 (+5%)	4mo	$240,000	$204	63
102 Partridge Ln	0.41mi	2/2.0	1,018 (-9%)	8mo	$196,900	$193	59
41 Mathew Cir	0.41mi	2/1.5	960 (-14%)	0mo	$212,000	$221	55
53 Rachael Cir	0.50mi	2/2.0	960 (-14%)	6mo	$215,000	$224	47
66 Country Way	0.26mi	2/2.0	960 (-14%)	20mo	$190,000	$198	47
45 Rachael Cir	0.51mi	2/2.0	960 (-14%)	9mo	$225,000	$234	45

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,255
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $24,497
• Equity at exit: $10,808

Cash invested: $35,000 (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 03045

• Home prices YoY: -13.4%
• Active inventory: 58
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,228 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$52
• HOA: −$535
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $292

Break-even live

Break-even rent $1,859

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Timberwood Dr #206 Goffstown, NH	2.0	1.0	980	$2,650	$2.70	21d	1	1.01mi

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 5 events

1. 2026-05-07
   listed $125,000 Active 590-char remark
2. 2014-01-07
   soldstatus $17,000
3. 2014-01-03
   soldstatus $17,000 398-char remark

   Show marketing remark (398 chars)

   NEW FURNACE in this Double Wide Mobile in 55+ Coop Park. This large home is in need of some TLC. Nice master bedroom with huge closet that could be converted to master bath or sewing or hobby room. Great layout and good positioning in development. Three season porch off the back. The carport means no more scraping the windshield. Roof is 5 years new, great kitchen, large dining room. Come-N-See.

4. 2013-08-12
   listed $20,000 398-char remark

   Show marketing remark (398 chars)

   NEW FURNACE in this Double Wide Mobile in 55+ Coop Park. This large home is in need of some TLC. Nice master bedroom with huge closet that could be converted to master bath or sewing or hobby room. Great layout and good positioning in development. Three season porch off the back. The carport means no more scraping the windshield. Roof is 5 years new, great kitchen, large dining room. Come-N-See.

5. 2000-05-02
   soldstatus $59,000

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,716 · $226/mo
• Expected delta: +$8/yr (+$1/mo · 0.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,738
• − Mortgage interest: −$7,002
• − Property taxes: −$2,708
• − Insurance: −$625
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − HOA: −$6,420
• − Depreciation: −$3,636
• Taxable income: $2,068
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,007/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: Goffstown School District
• NCES district ID: 3303240
• Math proficiency: 41% ▼ -13.00%
• Reading proficiency: 62% ▼ -1.00%
• Median HH income: $73,930
• Composite: 46.24/100
• National rank: #2488
• State rank: #31 of 98 in NH

Livability — Pinardville

• Score: 75/100
• State rank: #30
• US rank: #4267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 309,362 people
• Metro: Manchester-Nashua, NH
• Population (ZIP): 14,080
• Household income: $119,205
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 138.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 16% Slovak 5% Romanian 5%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.18%
• Current HPI: 331.4577
• Rent YoY: —
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+86.4% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $110,000 PrimeMLS
• 2026-05-21 Pending — PrimeMLS
• 2026-05-07 Listed $125,000 PrimeMLS
• 2014-01-07 Sold (Public Records) $17,000 Public Records
• 2014-01-03 Sold (MLS) $17,000 PrimeMLS
• 2013-08-12 Listed $20,000 PrimeMLS
• 2000-05-02 Sold (Public Records) $59,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,708 · +2.2% YoY. Source: county tax records.