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CondominiumResidential

96 River Rd

MANCHESTER, NH 03104
1998
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
Built 19984 floors32 units753–1,814 ft²
$9.4M
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.
$301K
Median unit valueThe middle unit value in this building by our estimate: half the units are worth more, half less.
$309
Median $/ft²The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.

-0.5%vs the Manchester ZIP median sale $/ft² ($310)

Sales Performance

$290K
Median sale (12 mo)The middle sale price among this building's units that sold in the last 12 months, from recorded deeds.
—
1-yr changeHow the building's median sale price over the last 12 months compares with the 12 months before that.
3
Sales (12 mo)Units in this building that sold in the last 12 months, from recorded arms-length deeds.
9.4%
Turnover (12 mo)The share of units that changed hands in the last 12 months. Around 4–6% a year is typical; much higher can signal investor churn or a wave of exits.
This building's own appreciationThe building's own appreciation: for every unit that sold twice (held over a year), we compute its yearly price change between the two sales and take the middle value. This is the cleanest read on how this specific building performs, because it compares each unit to itself.
+3.2%per yeartypical hold 9.3 yrsfrom 22 same-unit resales
Median sale price (yearly, all time)Every recorded arms-length sale in the building since records begin, grouped by year: the bars count sales and the line tracks the median price paid.MedianSales
19992004200820132015201820212025
Sale price per ft² (yearly, all time)The middle price per square foot across the building's units, by our current estimates. Useful for comparing units of different sizes.$/ft²
19992004200820132015201820212025

54 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.
$220K$295K$369K$443K753 ft²965 ft²1,177 ft²1,390 ft²1,602 ft²1,814 ft²
2 bd3 bd
2 bed
22 units
3 bed
10 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 · 753 ft²
2 units
One-off layouts
30 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.

$220K–$240K
2 units
$270K–$276K
2 units
$276K–$301K
12 units
$304K–$327K
6 units
$332K–$346K
3 units
$375K–$386K
3 units
$421K–$443K
2 units

Value by Floor & LineAverage estimated price per square foot by floor range, using unit numbers to infer floors. Higher floors usually price higher — the gap shows how much the view is worth here.

Floor 2
$313/ft²
Floor 3
$331/ft²
Floor 4
$279/ft²
Unit lines by $/ft²Condo units stacked vertically share a unit line — the last digits of the unit number (like 05 in 1205, 1305, 1405). Lines share a layout and exposure, so comparing estimated $/ft² by line shows which position in the building commands a premium.
Line ·02
$371/ft²
Line ·06
$329/ft²
Line ·08
$310/ft²
Line ·04
$302/ft²
Line ·07
$296/ft²
Line ·10
$294/ft²
Line ·03
$293/ft²
Line ·05
$286/ft²

Ownership & Financing

Owner-occupiedThe share of units where the owner lives in the unit, per county records. The rest are second homes or rentals.72%
Company-ownedUnits owned through an LLC, trust, or other company — a rough proxy for investor ownership.22%
Typical owner tenureThe middle number of years since each unit last changed hands — how long the current owners have been in place.9.0 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.57%
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.25%
Median owner equityThe middle dollar amount of equity (value minus loans) unit owners hold in this building.$335,226
Median tax billThe middle annual property tax bill among the building's units.$4,006
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 207Dec 3, 2025$290,000Unit 408Oct 17, 2025$412,000Unit 205Oct 10, 2025$235,000Unit 309May 16, 2023$301,000Unit 201Mar 7, 2023$299,933Unit 408May 25, 2022$329,000Unit 403Sep 10, 2021$285,000Unit 209May 7, 2021$220,000Unit 207Dec 18, 2020$206,000Unit 305Sep 11, 2020$210,000

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.44
50
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.13 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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
RoofThe main material covering the roof, such as asphalt shingle or tile.Metal
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
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 · 0.9 mi
H
Manchester Central High SchoolD+
High · Grades 9–12 · 1.1 mi
M
Hillside Middle SchoolC-
Middle · Grades 5–8 · 1.4 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.

96 River Rd # 201
3 bd · 1 ba · 994 ft²
$299K
96 River Rd # 202
2 bd · 1 ba · 753 ft²
$276K
96 River Rd # 203
2 bd · 1 ba · 969 ft²
$332K
96 River Rd # 204
2 bd · 1 ba · 974 ft²
$301K
96 River Rd # 205
2 bd · 1 ba · 978 ft²
$240K
96 River Rd # 206
2 bd · 1 ba · 880 ft²
$299K
96 River Rd # 207
2 bd · 1 ba · 1,002 ft²
$295K
96 River Rd # 208
2 bd · 1 ba · 945 ft²
$292K
96 River Rd # 209
2 bd · 1 ba · 906 ft²
96 River Rd # 210
2 bd · 1 ba · 987 ft²
$304K
96 River Rd # 301
2 bd · 1 ba · 977 ft²
$304K
96 River Rd # 302
2 bd · 1 ba · 802 ft²
$305K
96 River Rd # 303
2 bd · 1 ba · 963 ft²
$270K
96 River Rd # 304
2 bd · 1 ba · 848 ft²
$301K
96 River Rd # 305
2 bd · 1 ba · 962 ft²
$327K
96 River Rd # 306
2 bd · 1 ba · 876 ft²
$321K
96 River Rd # 307
2 bd · 1 ba · 956 ft²
$293K
96 River Rd # 308
2 bd · 1 ba · 949 ft²
$294K
96 River Rd # 309
2 bd · 1 ba · 821 ft²
$296K
96 River Rd # 310
2 bd · 1 ba · 990 ft²
$298K
96 River Rd # 401
3 bd · 1 ba · 967 ft²
96 River Rd # 402
2 bd · 1 ba · 753 ft²
$276K
96 River Rd # 403
3 bd · 1.5 ba · 1,251 ft²
$319K
96 River Rd # 404
3 bd · 1.5 ba · 1,814 ft²
$443K
96 River Rd # 405
3 bd · 1.5 ba · 1,275 ft²
$346K
96 River Rd # 406
3 bd · 1.5 ba · 1,376 ft²
$386K
96 River Rd # 407
2 bd · 1.5 ba · 1,309 ft²
$376K
96 River Rd # 408
3 bd · 1.5 ba · 1,357 ft²
$421K
96 River Rd # 409
3 bd · 1.5 ba · 1,320 ft²
$220K
96 River Rd # 410
3 bd · 1.5 ba · 1,371 ft²
$375K
96 River Rd # 411
3 bd · 1.5 ba · 1,062 ft²
$335K
96 River Rd # 412
2 bd · 1 ba · 993 ft²
$299K

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

About 96 River Rd

How many units are in 96 River Rd, Manchester, NH?

96 River Rd, Manchester, NH has 32 residential units across 4 floors, built in 1998, according to county assessor records.

What is a unit at 96 River Rd, Manchester, NH worth?

The median TopHap Estimate across the 32 units at 96 River Rd, Manchester, NH is $300,633. That works out to $309 per square foot. Units run from 753 to 1,814 square feet. Estimates are modelled from recorded sales and assessments, not appraisals.

Is 96 River Rd, Manchester, NH expensive for Manchester?

Units at 96 River Rd, Manchester, NH carry a median of $309 per square foot, 0% below the Manchester median of $310 per square foot.

How often do units sell at 96 River Rd, Manchester, NH?

3 units at 96 River Rd, Manchester, NH sold in the last 12 months, out of 54 recorded arms-length sales all time. That is a turnover rate of 9.4% of the building per year. The median sale over that period was $290K.

Have units at 96 River Rd, Manchester, NH appreciated?

Across 22 repeat sales of the same unit, 96 River Rd, Manchester, NH returned a median 3.2% 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 9.3 years.

What floor plans does 96 River Rd, Manchester, NH have?

The most common plan at 96 River Rd, Manchester, NH is a 2-bedroom of 753 square feet, repeated 2 times, with a median estimate of $275,939. TopHap identifies 1 recurring plans in the building.

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