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CondominiumResidential

490 River Rd

MANCHESTER, NH 03104
1990
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
Built 199041 units450–1,128 ft²
$10M
All units combinedThe sum of our current value estimates for every unit in the building — roughly what the whole building's homes are worth together.
$258K
Median unit valueThe middle unit value in this building by our estimate: half the units are worth more, half less.
$278
Median $/ft²The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.

-12.1%vs the Manchester ZIP median sale $/ft² ($316)

Sales Performance

$262K
Median sale (12 mo)The middle sale price among this building's units that sold in the last 12 months, from recorded deeds.
-12.5%
1-yr changeHow the building's median sale price over the last 12 months compares with the 12 months before that.
2
Sales (12 mo)Units in this building that sold in the last 12 months, from recorded arms-length deeds.
4.9%
Turnover (12 mo)The share of units that changed hands in the last 12 months. Around 4–6% a year is typical; much higher can signal investor churn or a wave of exits.
This building's own appreciationThe building's own appreciation: for every unit that sold twice (held over a year), we compute its yearly price change between the two sales and take the middle value. This is the cleanest read on how this specific building performs, because it compares each unit to itself.
+4.2%per yeartypical hold 5.0 yrsfrom 18 same-unit resales
Median sale price (yearly, all time)Every recorded arms-length sale in the building since records begin, grouped by year: the bars count sales and the line tracks the median price paid.MedianSales
20122015201720192020202220242026
Sale price per ft² (yearly, all time)The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.$/ft²
20122015201720192020202220242026

49 arms-length sales on record for this building.

Unit Mix & Floor PlansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.

Every unit: size vs estimated valueEvery unit in the building as one dot: across is its size, up is our current value estimate, and color is its bedroom count. Vertical columns of dots are recurring floor plans; the height spread within a column shows how much floor, view and condition move prices for the same layout.
$167K$221K$274K$328K450 ft²586 ft²721 ft²857 ft²992 ft²1,128 ft²
Studio1 bd2 bd
Studio
1 unit
1 bed
16 units
2 bed
24 units
Recurring floor plansThe building's recurring floor plans, found by grouping units with identical beds, baths and square footage in county records. Larger groups are the building's standard layouts; leftover units have one-off sizes.
2 bd · 1 ba · 946 ft²
12 units
2 bd · 2 ba · 1,128 ft²
12 units
1 bd · 1 ba · 710 ft²
10 units
1 bd · 1 ba · 828 ft²
3 units
1 bd · 1 ba · 753 ft²
2 units
One-off layouts
2 units

Value DistributionHow the building's units spread across value ranges by our current estimates. A wide spread usually means big differences in size, floor or view.

$167K–$167K
1 unit
$204K–$207K
3 units
$210K–$226K
8 units
$228K–$246K
8 units
$258K–$266K
9 units
$268K–$284K
7 units
$288K–$302K
4 units
$328K–$328K
1 unit

Ownership & Financing

Owner-occupiedThe share of units where the owner lives in the unit, per county records. The rest are second homes or rentals.78%
Company-ownedUnits owned through an LLC, trust, or other company — a rough proxy for investor ownership.37%
Typical owner tenureThe middle number of years since each unit last changed hands — how long the current owners have been in place.9.2 yrs
Cash purchases (5 yrs)The share of purchases in the last 5 years with no mortgage recorded. High cash share is common in second-home and investor buildings.55%
Avg. loan-to-valueAverage current loan balance against unit value across the building. Low numbers mean owners hold lots of equity — a sign of financial stability.29%
Median owner equityThe middle dollar amount of equity (value minus loans) unit owners hold in this building.$284,024
Median tax billThe middle annual property tax bill among the building's units.$3,304
Pre-foreclosure noticesUnits with an active pre-foreclosure or foreclosure notice on file.0

Recent SalesThe latest recorded arms-length sales in the building, newest first.

Unit 30Feb 4, 2026$294,933Unit 3Dec 30, 2025$229,933Unit 32Nov 7, 2024$300,000Unit 27Aug 29, 2024$225,000Unit 20May 14, 2024$220,000Unit 30Jan 31, 2024$285,000Unit 29Dec 12, 2023$210,000Unit 41Nov 21, 2023$215,000Unit 13Aug 25, 2022$195,000Unit 38Jul 15, 2022$250,000

Values are TopHap estimates, not appraisals. Sales, ownership and tax figures come from recorded county documents via ATTOM and can lag by several weeks.

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.34
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
4
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
56
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
86
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
25
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Condominium
StyleThe architectural style of the home, such as ranch or colonial.Condo/Apartment
CountyHILLSBOROUGH
HeatingThe type of heating system in the home.Hot Water
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Webster Elementary SchoolB-
Elementary · Grades KG–4 · 0.5 mi
H
Manchester Central High SchoolD+
High · Grades 9–12 · 1.4 mi
M
Hillside Middle SchoolC-
Middle · Grades 5–8 · 1.6 mi

District: Manchester School District

Neighborhood · ZIP 03104These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.116
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.94
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.96

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.95%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.29%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.2%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.34,748
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,974 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$87,951
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$104,468
Average tempThe average temperature here across a full year.46°F
Annual precipHow much rain and melted snow falls here in a typical year.41 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.54%

All UnitsEvery property record the county has at this street address, such as the units in a condo building. Prices shown are our estimates, not asking prices.

490 River Rd # 1
1 bd · 1 ba · 710 ft²
$204K
490 River Rd # 2
2 bd · 2 ba · 1,128 ft²
$264K
490 River Rd # 3
2 bd · 1 ba · 946 ft²
$236K
490 River Rd
2 bd · 1 ba · 946 ft²
$266K
490 River Rd # 5
2 bd · 2 ba · 1,128 ft²
$288K
490 River Rd # 6
1 bd · 1 ba · 710 ft²
$228K
490 River Rd # 7
1 bd · 1 ba · 828 ft²
$224K
490 River Rd # 8
1 bd · 1 ba · 710 ft²
$210K
490 River Rd
2 bd · 2 ba · 1,128 ft²
$276K
490 River Rd # 10
2 bd · 1 ba · 946 ft²
$263K
490 River Rd # 11
2 bd · 1 ba · 946 ft²
$258K
490 River Rd # 12
2 bd · 2 ba · 1,128 ft²
$273K
490 River Rd # 13
1 bd · 1 ba · 710 ft²
$220K
490 River Rd # 14
1 ba · 460 ft²
$233K
490 River Rd # 15
1 bd · 1 ba · 710 ft²
$207K
490 River Rd # 16
2 bd · 2 ba · 1,128 ft²
$284K
490 River Rd # 17
2 bd · 1 ba · 946 ft²
$240K
490 River Rd # 18
2 bd · 1 ba · 946 ft²
$260K
490 River Rd # 19
2 bd · 2 ba · 1,128 ft²
$288K
490 River Rd # 20
1 bd · 1 ba · 710 ft²
$232K
490 River Rd # 21
1 bd · 1 ba · 828 ft²
$223K
490 River Rd # 22
1 bd · 1 ba · 710 ft²
$206K
490 River Rd # 23
2 bd · 2 ba · 1,128 ft²
$261K
490 River Rd # 24
2 bd · 1 ba · 946 ft²
$268K
490 River Rd # 25
2 bd · 1 ba · 946 ft²
$246K
490 River Rd # 26
2 bd · 2 ba · 1,128 ft²
$290K
490 River Rd # 27
1 bd · 1 ba · 753 ft²
$242K
490 River Rd # 28
1 bd · 1 ba · 450 ft²
$167K
490 River Rd # 29
1 bd · 1 ba · 710 ft²
$219K
490 River Rd # 30
2 bd · 2 ba · 1,128 ft²
$302K
490 River Rd # 31
2 bd · 1 ba · 946 ft²
$271K
490 River Rd # 32
2 bd · 1 ba · 946 ft²
$328K
490 River Rd # 33
2 bd · 2 ba · 1,128 ft²
$266K
490 River Rd # 34
1 bd · 1 ba · 710 ft²
$212K
490 River Rd # 35
1 bd · 1 ba · 828 ft²
$233K
490 River Rd # 36
1 bd · 1 ba · 710 ft²
$210K
490 River Rd # 37
2 bd · 2 ba · 1,128 ft²
$273K
490 River Rd # 38
2 bd · 1 ba · 946 ft²
$264K
490 River Rd # 39
2 bd · 1 ba · 946 ft²
$261K
490 River Rd # 40
2 bd · 2 ba · 1,128 ft²
$277K
490 River Rd # 41
1 bd · 1 ba · 753 ft²
$226K

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

About 490 River Rd

How many units are in 490 River Rd, Manchester, NH?

490 River Rd, Manchester, NH has 41 residential units across built in 1990, according to county assessor records.

What is a unit at 490 River Rd, Manchester, NH worth?

The median TopHap Estimate across the 41 units at 490 River Rd, Manchester, NH is $258,234. That works out to $278 per square foot. Units run from 450 to 1,128 square feet. Estimates are modelled from recorded sales and assessments, not appraisals.

Is 490 River Rd, Manchester, NH expensive for Manchester?

Units at 490 River Rd, Manchester, NH carry a median of $278 per square foot, 12% below the Manchester median of $316 per square foot.

How often do units sell at 490 River Rd, Manchester, NH?

2 units at 490 River Rd, Manchester, NH sold in the last 12 months, out of 49 recorded arms-length sales all time. That is a turnover rate of 4.9% of the building per year. The median sale over that period was $262K.

Have units at 490 River Rd, Manchester, NH appreciated?

Across 18 repeat sales of the same unit, 490 River Rd, Manchester, NH returned a median 4.2% per year. Because each pair is the same unit bought and sold, the figure is not distorted by which units traded. The median owner held for 5.0 years.

What floor plans does 490 River Rd, Manchester, NH have?

The most common plan at 490 River Rd, Manchester, NH is a 2-bedroom of 946 square feet, repeated 12 times, with a median estimate of $261,860. TopHap identifies 5 recurring plans in the building.

More homes on River Rd

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Assigned schools

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