37 Monadnock Dr · Rochester, NH 03867

$99,900

2 bd · 1.5 ba · 1,211 sqft · Manufactured public records · 10 Days on market

Built 1985 Est $145k · 31% under $900/mo HOA · 43% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +10.0/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 1¾-bath home located in a Cocheco River Estates, a 55+ community. This spacious home offers open concept living space and privacy with bedrooms at opposite ends! Enter under a canopy at the front door and enjoy the enclosed porch at the back of the home. Includes a shed for storage. Park allows one small dog and one cat. This home offers the perfect canvas for your personal updates and design ideas. Property sold as-is, quick close possible!

Key facts

• Shed for storage
• Enclosed porch
• Built 1985

Tags

• OPEN CONCEPT LIVING SPACE
• ENCLOSED PORCH
• SHED FOR STORAGE

Property features AI

Finance

• Other: Located in a mobile home park (Cocheco River Estates); mobile make: Parkwood; serial number PBI-6258
• HOA & community: Monthly community fee of 900 covering sewer, trash, water and park rent; Association road frontage

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; High-speed internet available; Cable available
• Home design: Manufactured/mobile home; Existing construction; Park-approved unit
• Construction: Built in 1985; Wood frame with vinyl siding; Asphalt shingle roof
• Exterior features: Level lot; Paved driveway

Interior

• Kitchen: Electric stove; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Oil heat; Central air conditioning
• Interior features: Five total rooms; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $24 ($291/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 6.6% vs local median 3.3% in Rochester — 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 84/100 on livability (#8 in NH, #698 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Rochester School District (suburban): math 27% / reading 35% proficiency, ranked #83 of 98 in NH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chamberlain Street School (math 24% / reading 27%, grade F, #227 of 263 statewide, top 86%, 298 students, 45% FRL); Rochester Middle School (math 18% / reading 27%, grade F, #85 of 96 statewide, top 89%, 847 students, 37% FRL); Spaulding High School (math 30% / reading 49%, grade F, #63 of 90 statewide, top 74%, 1,301 students, 32% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $691 of loan paydown is wiped out by about $3k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $99,900

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. 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.
4. 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.
5. 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: 2.10% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $145,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Cherokee Way	0.03mi	2/2.0	1,211 (0%)	0mo	$115,000	$95	96
5 Monadnock Dr	0.19mi	2/2.0	1,211 (0%)	1mo	$108,000	$89	88
32 Monadnock Dr	0.18mi	2/2.0	1,248 (+3%)	6mo	$120,000	$96	80
20 Seneca St	0.23mi	3/2.0 (+1)	1,188 (-2%)	1mo	$137,000	$115	78
44 Monadnock Dr	0.15mi	2/2.0	1,211 (0%)	17mo	$168,000	$139	77
19 Shiloh Dr	0.25mi	3/2.0 (+1)	1,296 (+7%)	8mo	$150,000	$116	63
49 Shiloh Dr	0.36mi	3/2.0 (+1)	1,296 (+7%)	6mo	$155,000	$120	59
35 Seneca St	0.22mi	3/2.0 (+1)	1,296 (+7%)	16mo	$180,000	$139	58
14 Whispering Wind Ln	0.67mi	2/2.0	1,216 (+0%)	12mo	$166,000	$137	56
74 Seneca St	0.27mi	3/2.0 (+1)	1,378 (+14%)	2mo	$144,000	$104	56
23 Monadnock Dr	0.17mi	3/2.0 (+1)	1,386 (+14%)	14mo	$225,000	$162	50
3 Whispering Wind Ln	0.64mi	3/1.0 (+1)	1,050 (-13%)	10mo	$149,000	$142	32

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.59×
• Total profit: $-11,426
• Equity at exit: $14,895

10-year hold

• IRR: 2.4%
• Equity multiple: 1.20×
• Total profit: $5,479
• Equity at exit: $8,638

Cash invested: $27,972 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 109
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$42
• HOA: −$900
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $24

Break-even live

Break-even rent $2,066

Max offer price $99,900

Occupancy floor 94%

Sensitivity live

Price	-10% $81	-5% $53	+0% $24	+5% $-4	+10% $-32
Rent	-10% $-141	-5% $-59	+0% $24	+5% $107	+10% $190
Rate	-1.0pp $75	-0.5pp $50	base $24	+0.5pp $-2	+1.0pp $-28

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Farmington Rd Rochester, NH	1.0–2.0	1.0	875	$2,300	$2.63	0d	1	0.26mi
9 Elm Ct Rochester, NH	2.0	1.0	1100	$2,000	$1.82	0d	1	1.12mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 8 events

1. 2026-06-21
   days on market $99,900 Active 10 DOM
2. 2026-06-18
   days on market $99,900 Active 7 DOM
3. 2026-06-17
   days on market $99,900 Active 6 DOM
4. 2026-06-16
   days on market $99,900 Active 5 DOM
5. 2026-06-15
   days on market $99,900 Active 4 DOM
6. 2026-06-13
   days on market $99,900 Active 2 DOM
7. 2026-06-13
   remarks 466-char remark
8. 2026-06-13
   listed $99,900 Active 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: $1,997 · $166/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: +$90/yr (+$8/mo · 4.5%)

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

Taxation est. · year 1

• Rental income: $25,158
• − Mortgage interest: −$5,596
• − Property taxes: −$1,997
• − Insurance: −$500
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$10,800
• − Depreciation: −$2,906
• Taxable loss: −$666
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $451/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: Rochester School District
• NCES district ID: 3305940
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $51,080
• Composite: 27.11/100
• National rank: #7039
• State rank: #83 of 98 in NH

Livability — Rochester

• Score: 84/100
• State rank: #8
• US rank: #698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NH
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+66.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $99,900 PrimeMLS
• 2026-05-18 Sold (Public Records) $85,000 Public Records
• 1988-08-16 Sold (Public Records) $60,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,997 · +3.0% YoY. Source: county tax records.