63 Sycamore Blvd · Farmington, NH 03835

$175,000

3 bd · 2.0 ba · 1,325 sqft · Manufactured public records · 1 Days on market

Built 1996 Est $257k · 32% under $580/mo HOA · 26% of rent

---

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 +11.3/30.0
• 1% rule +7.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 3 BR, 2 FULL BATH DOUBLE WIDE HOME ON A WELL LANDSCAPED CORNER LOT. FEATURES CATHEDRAL CEILINGS W/ SKYLIGHTS, BEAUTIFUL OAK CABINETS, LG LIVING ROOM W/ NEW PAINT CARPET, GARDEN TUB OFF MASTER BEDROOM. BREATH TAKING VIEWS. A MUST SEE!

Key facts

• Flowering shrubs
• Built 1996

Tags

• NEW EXPANSIVE BACK DECK
• LANDSCAPE OF PERENNIALS
• FLOWERING SHRUBS
• CLIMBING FLOWERING VINES
• SECLUDED BROOK-SIDE BACKYARD

Property features AI

Finance

• Other: Located on MH-22 lot in Farmington Ridge mobile home community
• HOA & community: Monthly park/association fee of 580 covering trash and park fees; One-time fee of 125 (other/park fees); Association offers trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breaker(s); Cable available; High-speed internet available; Underground utilities
• Home design: Double wide / manufactured home; Manufactured home structure; Sand exterior color; Shingle (architectural) roof; Built in 1996; Located in a mobile home park (Farmington Ridge) with park approval
• Construction: Vinyl siding; Manufactured construction
• Exterior features: Landscaped grounds; Leased lot; Level to sloping terrain; Stream on or near lot; Paved driveway

Interior

• Kitchen: Range - Gas; Refrigerator; Exhaust hood; Dishwasher
• Bedrooms: Multiple bedrooms on main level (including master suite)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on main level
• Heating & cooling: Forced air heating; Kerosene and oil heat sources; Cooling: Other
• Interior features: Five total rooms; Living/dining combination; Master bedroom suite on main level; Laundry room on main level
• Laundry & utility: Washer; Dryer; Electric water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-65 ($-775/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.5% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.8% in Farmington — 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 64/100 on livability (#79 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, amenities F, commute F.
• Farmington School District (rural): math 20% / reading 36% proficiency, ranked #86 of 98 in NH (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley View Community School (math 44% / reading 34%, grade F, #164 of 263 statewide, top 64%, 266 students, 35% FRL); Henry Wilson Memorial School (math 18% / reading 38%, grade F, #76 of 96 statewide, top 79%, 287 students, 39% FRL); Farmington Senior High School (math 15% / reading 24%, grade F, #90 of 90 statewide, top 100%, 239 students, 30% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 39% of the median local income ($67k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $163,597 (6.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $257,050
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Sycamore Blvd	0.07mi	3/2.0	1,333 (+1%)	24mo	$250,000	$188	76
4 Ivy Ln	0.25mi	3/2.0	1,404 (+6%)	3mo	$180,000	$128	76
64 DICK DAME Ln	0.15mi	2/2.0 (-1)	1,211 (-9%)	20mo	$235,000	$194	58
82 Orange St	0.60mi	3/2.0	1,515 (+14%)	1mo	$350,000	$231	47

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-32,074
• Equity at exit: $26,093

10-year hold

• IRR: -10.5%
• Equity multiple: 0.35×
• Total profit: $-31,621
• Equity at exit: $15,131

Cash invested: $49,000 (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 03835

• Home prices YoY: -19.1%
• Active inventory: 35
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$918
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$73
• HOA: −$580
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-65

Break-even live

Break-even rent $2,275

Max offer price $163,597

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-15	+0% $-65	+5% $-114	+10% $-164
Rent	-10% $-238	-5% $-151	+0% $-65	+5% $22	+10% $109
Rate	-1.0pp $24	-0.5pp $-20	base $-65	+0.5pp $-110	+1.0pp $-156

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Charles St Unit 2 Farmington, NH	2.0	1.0	991	$2,195	$2.21	23d	1	0.48mi
567 Main St Unit 1 Farmington, NH	2.0	2.0	1100	$2,300	$2.09	0d	1	0.49mi
510 Main St Unit 2 Farmington, NH	3.0	1.0	1100	$1,950	$1.77	45d	1	0.60mi
6 Smith Ct Unit 1 Farmington, NH	3.0	1.0	1000	$1,895	$1.90	3d	1	0.65mi
6 Smith Ct Unit 1 Farmington, NH	3.0	1.0	1000	$1,895	$1.90	0d	1	0.65mi
3 Foxtrot Dr Farmington, NH	2.0	1.0	1080	$2,000	$1.85	0d	1	1.21mi

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 3 events

1. 2026-06-21
   status $175,000 Active 1 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $175,000 Coming Soon 1 DOM

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$548/yr (+$46/mo · 20.2%)

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

Taxation est. · year 1

• Rental income: $26,318
• − Mortgage interest: −$9,803
• − Property taxes: −$2,718
• − Insurance: −$875
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$6,960
• − Depreciation: −$5,091
• Taxable loss: −$3,340
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $27/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: Farmington School District
• NCES district ID: 3303000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,860
• Composite: 24.76/100
• National rank: #7602
• State rank: #86 of 98 in NH

Livability — Farmington

• Score: 64/100
• State rank: #79
• US rank: #13784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, NH
• County: Strafford County · 75,181 people
• City population: 6,804
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 6,804
• Household income: $66,982
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 201.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 3% Black 1%
• Common ancestry: Lithuanian 14% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada

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: ▼ -55.63%
• Current HPI: 235.4884
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+94.7% since first listed

4 events — show timeline

• 2026-06-18 Coming Soon $175,000 PrimeMLS
• 2005-03-15 Sold (MLS) $85,000 PrimeMLS
• 2005-02-04 Delisted — PrimeMLS
• 2004-10-08 Listed $89,900 PrimeMLS

Property tax history

+11.1%/yr

Latest (2025): $2,718 · +5.1% YoY. Source: county tax records.