174 S Stark Hwy #7 · Weare, NH 03281

$169,900

2 bd · 1.0 ba · 722 sqft · Manufactured public records · 47 Days on market

Built 1972 Est $114k · 49% over ↓ 3% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated unit in desirable South Weare! Home will have insulation, vapor barrier and heat added. This uniquely redesigned space features a bright and spacious living room filled with natural light, complemented by recessed lighting for a modern touch. The brand-new kitchen is equipped with updated appliances, perfect for both everyday living and entertaining. The home offers a generously sized primary bedroom, an additional spare bedroom ideal for guests or a home office, and a spacious, updated bathroom. * * SOME PHOTOS VIRTUALLY STAGED * * Upon entry, you’ll find a welcoming foyer with plenty of room for a bench and coat hooks—perfect for

Key facts

• Built 1972
• Listed 47 days

Property features AI

Finance

• Other: Association documents, deed, and property disclosure available
• HOA & community: Located in South Weare Mobile Home Cooperative; Mobile co-op with park approval

Exterior

• Utilities: Community water; Community sewer; Eversource electric service (100 Amp, circuit breakers); Cable internet available
• Home design: Single wide manufactured home; Existing construction; Tan exterior; Metal roof; Unit/lot number 7
• Construction: Built in 1972; Vinyl siding
• Exterior features: Country setting; Rural location; Paved driveway

Interior

• Kitchen: Combined kitchen and dining area (main level)
• Bedrooms: Master bedroom (main level); Additional bedroom (main level)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Hot air heating
• Interior features: Five total rooms; Foyer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Weare School District (rural): math 26% / reading 40% proficiency, ranked #75 of 98 in NH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Center Woods School (math 29% / reading 41%, grade F, #178 of 263 statewide, top 68%, 373 students, 17% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $114,076
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 S Stark Hwy #11	0.00mi	3/1.0 (+1)	727 (+1%)	23mo	$115,000	$158	75

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $7,429
• Equity at exit: $25,333

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $51,273
• Equity at exit: $14,690

Cash invested: $47,572 (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 03281

• Home prices YoY: -6.6%
• Active inventory: 44
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $550

Break-even live

Break-even rent $1,267

Max offer price $169,900

Occupancy floor 67%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $169,900 Active 47 DOM
2. 2026-06-17
   days on market $169,900 Active 46 DOM
3. 2026-06-16
   pricedays on market $169,900 Active 45 DOM
4. 2026-06-15
   days on market $175,000 Active 44 DOM
5. 2026-06-14
   days on market $175,000 Active 42 DOM
6. 2026-06-13
   days on market $175,000 Active 41 DOM
7. 2026-06-10
   days on market $175,000 Active 39 DOM
8. 2026-06-09
   days on market $175,000 Active 38 DOM
9. 2026-06-08
   days on market $175,000 Active 37 DOM
10. 2026-06-07
    days on market $175,000 Active 36 DOM
11. 2026-06-03
    days on market $175,000 Active 32 DOM
12. 2026-06-02
    days on market $175,000 Active 31 DOM
13. 2026-06-01
    days on market $175,000 Active 30 DOM
14. 2026-05-31
    days on market $175,000 Active 29 DOM
15. 2026-05-30
    days on market $175,000 Active 28 DOM
16. 2026-05-16
    price $175,000
17. 2026-05-16
    status Active
18. 2026-05-08
    historical Active with Contract
19. 2026-05-02
    listed $179,900 Active
20. 2026-04-30
    historical $179,900

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $2,089 · $174/mo
• Expected delta: +$1,615/yr (+$135/mo · 340.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,565
• − Mortgage interest: −$9,517
• − Property taxes: −$474
• − Insurance: −$850
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$4,943
• Taxable income: $4,012
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $5,638/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: Weare School District
• NCES district ID: 3306930
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $83,208
• Composite: 31.81/100
• National rank: #5883
• State rank: #75 of 98 in NH

Livability — Weare

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,141

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17% Romanian 5% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -22.26%
• Current HPI: 314.6289
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.7% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $175,000 PrimeMLS
• 2026-05-16 Relisted — PrimeMLS
• 2026-05-08 Contingent — PrimeMLS
• 2026-05-02 Listed $179,900 PrimeMLS
• 2026-04-30 Coming Soon $179,900 PrimeMLS

Property tax history

+5.2%/yr

Latest (2016): $474 · +13.1% YoY. Source: county tax records.