60 SILVER St · Seabrook Beach, NH 03874

$99,000

2 bd · 1.0 ba · 944 sqft · Manufactured public records · 10 Days on market

Built 1986 $480/mo HOA

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

Key facts

• Open concept kitchen
• Peaceful location
• Screened porch

Tags

• OPEN CONCEPT KITCHEN
• SCREENED PORCH
• QUIET LOCATION
• PEACEFUL LOCATION
• CLOSE TO OCEAN
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Lot number 115
• HOA & community: Seacrest Co-op membership required; One-time buy-in fee (approx. $500); Monthly park rent (approx. $480); One-time mobile home transfer fee (approx. $100); Association covers master insurance, snow removal, and trash removal

Exterior

• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers; Electric provider: Unitil; Cable available; Internet: unknown
• Home design: Single wide manufactured home; Blue exterior; Entry level: 1 story
• Construction: Vinyl siding; Shingle roof; Built in 1986; Manufactured home construction
• Exterior features: Paved driveway; Private paved road frontage (privately maintained)

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Bedroom (level 1); Master bedroom (level 1)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Hot air heating; Kerosene heating; Oil heating; Multi-fuel heating
• Interior features: 4 total rooms; Country setting

🏢 Co-op / cooperative unit. The $99,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 13.8% vs local median 2.0% in Seabrook Beach — 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 65/100 on livability (#76 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Seabrook School District (suburban): math 15% / reading 32% proficiency, ranked #92 of 98 in NH (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seabrook Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 349 students, 48% FRL); Seabrook Middle School (math 10% / reading 33%, grade F, #87 of 96 statewide, top 91%, 311 students, 42% FRL); Winnacunnet High School (math 43% / reading 63%, grade C-, #28 of 90 statewide, top 30%, 1,063 students, 17% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 40 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

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 D-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: 2.30% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.93%
• DSCR: 2.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $190,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 STAPLES St	0.18mi	2/1.0	924 (-2%)	2mo	$190,000	$206	86
71 Cynthia Cir	0.21mi	2/1.5	924 (-2%)	2mo	$190,000	$206	83
125 Whip-Poor-Will St #125	0.07mi	2/1.5	915 (-3%)	10mo	$185,000	$202	82
119 WHIPPOORWILL St	0.07mi	2/1.5	924 (-2%)	14mo	$195,000	$211	80
22 Robert Rd	0.21mi	2/1.5	924 (-2%)	8mo	$172,000	$186	78
14 LOWER COLLINS St	0.17mi	2/2.0	924 (-2%)	13mo	$214,000	$232	74
175 Staples St	0.11mi	2/1.5	924 (-2%)	23mo	$165,000	$179	71
176 Lower Collins St	0.19mi	2/1.5	1,044 (+11%)	2mo	$214,900	$206	70
69 NASHVILLE St	0.09mi	2/1.5	1,068 (+13%)	2mo	$197,500	$185	70
86 Brown Ave	0.23mi	3/2.0 (+1)	1,004 (+6%)	2mo	$100,000	$100	68
15 Lower Collins St	0.16mi	2/1.5	1,019 (+8%)	14mo	$180,000	$177	65
43 Bruce Rd	0.28mi	2/1.0	1,084 (+15%)	12mo	$215,000	$198	52

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $23,915
• Equity at exit: $14,761

10-year hold

• IRR: 29.3%
• Equity multiple: 3.64×
• Total profit: $73,213
• Equity at exit: $8,560

Cash invested: $27,720 (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 03874

• Home prices YoY: -12.6%
• Active inventory: 40
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$41
• HOA: −$480
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $622

Break-even live

Break-even rent $1,490

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $678	-5% $650	+0% $622	+5% $594	+10% $566
Rent	-10% $442	-5% $532	+0% $622	+5% $712	+10% $802
Rate	-1.0pp $672	-0.5pp $647	base $622	+0.5pp $596	+1.0pp $570

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Folly Mill Ter Unit 5E Seabrook, NH	2.0	1.0	756	$2,400	$3.17	0d	1	1.27mi
2 Autumn Way Seabrook, NH	2.0	1.0	820	$2,150	$2.62	0d	2	1.44mi

HOA detail

• Monthly dues: $480 · $5,760/yr

Listing history 8 events

1. 2026-05-12
   status Pending
2. 2026-05-02
   listed $99,000 Active
3. 2019-08-29
   soldstatus $80,000 Closed 547-char remark

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

4. 2019-08-29
   soldstatus $80,000

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

5. 2019-08-05
   historical Active with Contract 547-char remark

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

6. 2019-06-19
   status Active 547-char remark

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

7. 2019-06-12
   historical Active with Contract 547-char remark

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

8. 2019-05-16
   listed $89,900 Active 547-char remark

   Show marketing remark (547 chars)

   This well-maintained 2 bedroom, 1 bath home is located in the desirable Seacrest Cooperative community. Enjoy your morning coffee in your large eat in kitchen with lots of natural light overlooking your open living room. The master bedroom is in the back of the home with double closets. The bathroom has a double sink as well as a laundry room. Another wonderful feature is the 3 season, screened in porch for you to relax. You also have additional storage space in your shed. This 55+ community is a wonderful place to call home. Sorry, no dogs.

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: +$259/yr (+$22/mo · 15.8%)

ⓘ 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 5/10 Major 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,330
• − Mortgage interest: −$5,546
• − Property taxes: −$1,641
• − Insurance: −$495
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$5,760
• − Depreciation: −$2,880
• Taxable income: $6,636
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,872/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: Seabrook School District
• NCES district ID: 3306150
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $55,364
• Composite: 21.26/100
• National rank: #8397
• State rank: #92 of 98 in NH

Livability — Seabrook Beach

• Score: 65/100
• State rank: #76
• US rank: #13367

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,613

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 (90%)
• Race & ethnicity: White 90% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% French/Haitian/Cajun 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: ▼ -61.28%
• Current HPI: 426.8574
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.1% since first listed

8 events — show timeline

• 2026-05-12 Pending — PrimeMLS
• 2026-05-02 Listed $99,000 PrimeMLS
• 2019-08-29 Sold (Public Records) $80,000 Public Records
• 2019-08-29 Sold (MLS) $80,000 PrimeMLS
• 2019-08-05 Contingent — PrimeMLS
• 2019-06-19 Relisted — PrimeMLS
• 2019-06-12 Contingent — PrimeMLS
• 2019-05-16 Listed $89,900 PrimeMLS

Property tax history

+7.0%/yr

Latest (2025): $1,641 · +5.8% YoY. Source: county tax records.