7 Monroe Ave · Allenstown, NH 03275

$19,999

2 bd · 1.0 ba · 638 sqft · Manufactured public records · 12 Days on market

Built 1971

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Open House Thursday 6/11 12-1pm! * * * Investor/contractor opportunity in a New Hampshire park setting. This manufactured home is being sold as-is. Existing utilities, lot location and park infrastructure offer potential for the right buyer. Conveniently located near local amenities and major routes. Catamount Hill Cooperative is an affordable housing choice for active, family-friendly living. This well-maintained community has easy access to local schools, recreation, shopping and entertainment. Monthly fee is $560/month which covers: water, sewage & street plowing. Ideal for buyers looking to place a new unit or take on a project. Park approval required; buyer to verify r

Key facts

• Existing utilities
• Major routes
• Local amenities

Tags

• EXISTING UTILITIES
• LOT LOCATION
• PARK INFRASTRUCTURE
• LOCAL AMENITIES
• MAJOR ROUTES
• WELL MAINTAINED COMMUNITY

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Community water; Community sewer; 100 amp electric service; Cable internet available; Other utilities
• Home design: Manufactured/mobile home; Existing construction; Entry via paved road
• Construction: Aluminum siding; Other roof type; Built in 1971
• Exterior features: Level lot; Located in Catamount Hill Cooperative mobile park (park approval in place); 1 acre of common land

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms

🏷️ Possibly a rental listed for sale. The $19,999 price doesn't fit this home's estimated sale value (~$93,148) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Allenstown School District (suburban): math 29% / reading 44% proficiency, ranked #74 of 98 in NH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $19,999

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 8.02% ✓
• Cap rate: 74.04%
• Cash-on-cash: 241.97%
• DSCR: 11.77
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $93,148
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Monroe Ave	0.19mi	2/1.0	684 (+7%)	19mo	$12,500	$18	63
8 Bush Ave	0.15mi	1/1.0 (-1)	547 (-14%)	2mo	$80,000	$146	62

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: —
• Equity multiple: 13.27×
• Total profit: $68,698
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 28.24×
• Total profit: $152,521
• Equity at exit: $1,729

Cash invested: $5,600 (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 03275

• Home prices YoY: -10.9%
• Active inventory: 65
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $1,129

Break-even live

Break-even rent $175

Max offer price $19,999

Occupancy floor 25%

Sensitivity live

Price	-10% $1,143	-5% $1,136	+0% $1,129	+5% $1,122	+10% $1,115
Rent	-10% $1,002	-5% $1,066	+0% $1,129	+5% $1,192	+10% $1,256
Rate	-1.0pp $1,139	-0.5pp $1,134	base $1,129	+0.5pp $1,124	+1.0pp $1,119

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $19,999 Active 12 DOM
2. 2026-06-19
   days on market $19,999 Active 10 DOM
3. 2026-06-18
   days on market $19,999 Active 9 DOM
4. 2026-06-17
   days on market $19,999 Active 8 DOM
5. 2026-06-16
   days on market $19,999 Active 7 DOM
6. 2026-06-15
   days on market $19,999 Active 6 DOM
7. 2026-06-14
   days on market $19,999 Active 4 DOM
8. 2026-06-13
   days on market $19,999 Active 3 DOM
9. 2026-06-10
   remarks 695-char remark
10. 2026-06-10
    listed $19,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,251
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$582
• Taxable income: $14,069
• Est. tax owed @ 24.0%: −$3,376
• After-tax cash flow: $10,173/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: Allenstown School District
• NCES district ID: 3301380
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $53,380
• Composite: 31.86/100
• National rank: #5872
• State rank: #74 of 98 in NH

Livability — Allenstown

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

Census & demographics

• Population (ZIP): 12,115

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 20% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.91%
• Current HPI: 384.595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $19,999 PrimeMLS

Property tax history

+13.1%/yr

Latest (2025): $1,261 · -2.2% YoY. Source: county tax records.