5 Shadycrest Dr · Nashua, NH 03062

$64,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 7 Days on market

Built 1970 $90/sqft · 56% below area $576/mo HOA · 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * OFFER DEADLINE: SELLER IS IN RECEIPT OF MULTIPLE OFFERS AND REQUESTING BEST AND FINAL BY MONDAY AT 5 PM * * * Attention investors, contractors, and rehab specialists. This mobile home is in need of significant renovation and is being sold as-is, as-seen. The property requires extensive cleanout and repairs and will not qualify for traditional financing. Cash buyers only. Great opportunity for a fix-and-flip project in a park that permits owner-occupied resales but does not allow rentals. Buyer is responsible for obtaining park approval prior to closing. Bring your vision and tools to unlock the potential this property offers.

Key facts

• Built 1970
• Listed 7 days

Property features AI

Finance

• Other: Mobile make: Broadmore; Mobile model: 64-2-12; Mobile serial number S 1463; Mobile anchor: Unknown; Lot number 51
• HOA & community: Association road frontage; Homeowners association fee of 576 monthly

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private sewer; Circuit breaker electrical service; Cable internet available; Cable service; LP/bottle gas
• Home design: Manufactured/Mobile home; Yellow exterior color; Shingle roof; Paved driveway; Located in River Pines mobile park (park-approved)
• Construction: Vinyl siding; Built in 1970
• Exterior features: Leased lot; Level lot; Near shopping; Near public transportation; Near hospital; Located in a neighborhood

Interior

• Kitchen: Microwave; Range - Gas; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Four total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 19.9% vs local median 2.9% in Nashua — 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 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Nashua School District (urban): math 27% / reading 40% proficiency, ranked #77 of 98 in NH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 103 active listings in the ZIP; solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 25% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.52% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.62%
• DSCR: 3.16
• GRM: 2.4

CMA / ARV

• ARV (median comp): $146,052
• List price: $64,900
• Delta: -55.56%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Sunrise Trl	0.42mi	2/1.0	720 (0%)	1mo	$110,000	$153	80
40 Farmwood Dr	0.17mi	2/1.0	784 (+9%)	11mo	$144,000	$184	68
15 Westpoint Ter	0.28mi	2/1.0	672 (-7%)	10mo	$149,900	$223	68

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 2.97×
• Total profit: $35,718
• Equity at exit: $9,677

10-year hold

• IRR: 51.3%
• Equity multiple: 5.89×
• Total profit: $88,803
• Equity at exit: $5,611

Cash invested: $18,172 (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 03062

• Rents YoY: 2.5%
• Active inventory: 103
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$27
• HOA: −$576
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $736

Break-even live

Break-even rent $1,352

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $773	-5% $755	+0% $736	+5% $718	+10% $700
Rent	-10% $556	-5% $646	+0% $736	+5% $826	+10% $917
Rate	-1.0pp $769	-0.5pp $753	base $736	+0.5pp $719	+1.0pp $702

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $576 · $6,912/yr

Listing history 6 events

1. 2026-06-10
   status $64,900 Pending 7 DOM
2. 2026-06-09
   days on market $64,900 Active 7 DOM
3. 2026-06-09
   status $64,900 Active 6 DOM
4. 2026-05-14
   status Pending 645-char remark
5. 2026-05-08
   listed $64,900 Active 645-char remark
6. 2026-05-06
   historical $64,900 645-char remark

ⓘ 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: $1,495 · $125/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,406
• − Mortgage interest: −$3,635
• − Property taxes: −$1,495
• − Insurance: −$324
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$6,912
• − Depreciation: −$1,888
• Taxable income: $8,766
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $6,731/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: Nashua School District
• NCES district ID: 3304980
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $66,393
• Composite: 30.62/100
• National rank: #6189
• State rank: #77 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, NH
• County: Hillsborough County · 309,362 people
• City population: 91,294
• Metro: Manchester-Nashua, NH
• Population (ZIP): 29,441
• Household income: $107,540
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 658.0

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 (74%)
• Race & ethnicity: White 74% Asian 15% Two or more races 5% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 6% Other Indo-European 5% Spanish 3%

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: ▼ -432.67%
• Current HPI: 309.5007
• Rent YoY: ▲ 2.53%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

5 events — show timeline

• 2026-06-09 Pending — PrimeMLS
• 2026-06-08 Relisted — PrimeMLS
• 2026-05-14 Pending — PrimeMLS
• 2026-05-08 Listed $64,900 PrimeMLS
• 2026-05-06 Coming Soon $64,900 PrimeMLS

Property tax history

+4.9%/yr

Latest (2025): $1,495 · +5.9% YoY. Source: county tax records.