72 Royalcrest Park · Rochester, NH 03867

$163,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 1 Days on market

Built 1987 Est $173k · 6% under

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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 +29.9/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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 MLS

EXTREMELY WELL MAINTAINED, A GREAT SHOW!3 BDRM WITH 2 FULL BATH`S. MASTER BEDROOM. VERY LARGE WITH BARN. DECL SEPERATE WASH, DRYER ROOM. CEILING FANS, AIR COND!LARGE WELL LANDSCAPED LOT. INCLUDES FRIG, RANGE, WASHER, DRYER NEGOTIABLE-A MUST SEE. VERYNICE!

Key facts

• Pantry
• One story living
• Large eat-in kitchen

Tags

• ONE STORY LIVING
• OPEN-CONCEPT LIVING AREA
• LARGE EAT-IN KITCHEN
• AMPLE CABINETRY
• PANTRY
• STEP-IN SHOWER

Property features AI

Finance

• Other: Mobile make: Commordore; Model: 90236; Serial: CL14316A; Located in a privately maintained, paved road frontage
• HOA & community: Co-op in Hideaway Village Cooperative (mobile co-op); Park approved; Association provides snow removal and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private sewer; Eversource electric with circuit breakers; Oil fuel (Local Pride); Cable available; Underground utilities; Fiber optic and high-speed internet available
• Home design: Manufactured home (Manuf/Mobile); Light blue exterior; Metal roof; Single-story (single-level entry)
• Construction: Built in 1987; Vinyl siding; Manufactured home construction
• Exterior features: Landscaped lot; Leased lot; Level lot; Paved driveway

Interior

• Kitchen: Refrigerator
• Bedrooms: Master bedroom suite (main level); Additional bedrooms on main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heat; Hot air heating
• Interior features: Five total rooms; Living room; Full bath
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 10.7% vs local median 3.6% 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.
• Market conditions: Rents rising fast (+4.2%/yr); 108 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 33% 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 $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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $35k; list at $163k implies a 366% gain — meaningful room to come down on a strong offer.

Recommended offer $163,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $173,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Royalcrest	0.08mi	3/1.0	924 (-13%)	16mo	$140,000	$152	57
64 Royal Crest Park	0.07mi	3/1.0	924 (-13%)	22mo	$151,000	$163	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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $14,726
• Equity at exit: $24,304

10-year hold

• IRR: 18.4%
• Equity multiple: 2.62×
• Total profit: $73,802
• Equity at exit: $14,093

Cash invested: $45,640 (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: 108
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$855
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $603

Break-even live

Break-even rent $1,421

Max offer price $163,000

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Dora Dr Apt B Rochester, NH	2.0	1.0	850	$1,850	$2.18	21d	1	0.54mi
664 Columbus Ave Unit 205 Rochester, NH	2.0	1.0	1000	$2,000	$2.00	17d	1	1.03mi
27 Knight St Unit 2 Rochester, NH	3.0	1.0	1400	$2,000	$1.43	43d	1	1.38mi
21 Knight St Unit 1 Rochester, NH	3.0	1.0	900	$2,300	$2.56	5d	1	1.38mi
29 Wadleigh Rd Unit 109 Rochester, NH	2.0	1.0	880	$2,220	$2.52	5d	1	1.41mi
29 Wadleigh Rd Unit 110 Rochester, NH	2.0	1.0	880	$1,897	$2.16	43d	1	1.41mi
29 Wadleigh Rd Unit 312 Rochester, NH	2.0	1.0	880	$2,220	$2.52	17d	1	1.41mi
29 Wadleigh Rd Unit 305 Rochester, NH	2.0	1.0	880	$2,220	$2.52	14d	1	1.41mi
12 Beaver Way Unit 101 Rochester, NH	2.0	1.5	1375	$2,000	$1.45	23d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $163,000 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: $2,401 · $200/mo
• Projected year-2 tax: $2,977 · $248/mo
• Expected delta: +$576/yr (+$48/mo · 24.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,212
• − Mortgage interest: −$9,131
• − Property taxes: −$2,401
• − Insurance: −$815
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$4,742
• Taxable income: $4,930
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $6,051/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

+359.2% since first listed

5 events — show timeline

• 2026-06-16 Listed $163,000 PrimeMLS
• 1999-06-11 Sold (Public Records) $35,000 Public Records
• 1999-06-11 Sold (MLS) $35,000 PrimeMLS
• 1999-04-14 Delisted — PrimeMLS
• 1999-03-31 Listed $35,500 PrimeMLS

Property tax history

+10.6%/yr

Latest (2025): $2,401 · +3.0% YoY. Source: county tax records.