519 Canterbury Dr · Exeter, NH 03833

$75,000

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 53 Days on market

Built 1973 Est $94k · 21% under $833/mo HOA · 34% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity to own for less then half the assessment value! Freshly painted interior, new front and rear porches, new kitchen sink & faucet, newer stove & refrigerator, spacious 3-season porch, carport and more! Unbelievable Deal!

Key facts

• Built 1973
• Listed 53 days

Property features AI

Finance

• HOA & community: Monthly lot/association fee of $833; Association amenities include clubhouse; Fee covers plowing, sewer, and trash

Exterior

• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; High-speed internet available; Other utilities available
• Home design: Manufactured single-wide home; White/blue exterior; Metal roof; Built in 1973
• Construction: Aluminum siding; Manufactured home construction
• Exterior features: Leased, level lot; Paved driveway; Located in a mobile home park (Exeter River Landing) with park approval

Interior

• Kitchen: Gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil forced air heating
• Interior features: 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 2.3% in Exeter — 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 91/100 on livability (#1 in NH, #59 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Exeter School District (suburban): math 46% / reading 57% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Main Street School (408 students, 14% FRL); Cooperative Middle School (math 39% / reading 60%, grade C, #24 of 96 statewide, top 26%, 951 students, 9% FRL); Exeter High School (math 58% / reading 77%, grade B, #10 of 90 statewide, top 11%, 1,447 students, 6% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $11k; list at $75k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.27% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.41%
• DSCR: 2.35
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $94,488
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Robinhood Dr	0.10mi	2/1.0	768 (+3%)	14mo	$90,000	$117	78
309 Friar Tuck Dr	0.10mi	2/1.0	792 (+6%)	10mo	$64,000	$81	76
9 Alder St	0.32mi	2/1.0	784 (+5%)	8mo	$99,900	$127	70
6 Strouts Park	0.36mi	2/1.0	732 (-2%)	16mo	$100,000	$137	67
3 Lindenshire Ave	0.48mi	2/1.0	814 (+9%)	11mo	$130,000	$160	53
11 Poplar St	0.44mi	3/1.5 (+1)	828 (+11%)	21mo	$64,000	$77	36

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $22,325
• Equity at exit: $11,183

10-year hold

• IRR: 33.5%
• Equity multiple: 4.12×
• Total profit: $65,454
• Equity at exit: $6,485

Cash invested: $21,000 (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 03833

• Active inventory: 143
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$31
• HOA: −$833
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $532

Break-even live

Break-even rent $1,780

Max offer price $75,000

Occupancy floor 73%

Sensitivity live

Price	-10% $575	-5% $553	+0% $532	+5% $511	+10% $490
Rent	-10% $338	-5% $435	+0% $532	+5% $629	+10% $726
Rate	-1.0pp $570	-0.5pp $551	base $532	+0.5pp $513	+1.0pp $493

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Front St Exeter, NH	2.0	1.0	720	$2,600	$3.61	18d	1	1.15mi

HOA detail

• Monthly dues: $833 · $9,996/yr

Listing history 19 events

1. 2026-06-09
   days on market $75,000 Active 53 DOM
2. 2026-06-08
   days on market $75,000 Active 52 DOM
3. 2026-06-07
   days on market $75,000 Active 51 DOM
4. 2026-06-04
   days on market $75,000 Active 48 DOM
5. 2026-06-03
   days on market $75,000 Active 47 DOM
6. 2026-06-02
   days on market $75,000 Active 46 DOM
7. 2026-06-01
   days on market $75,000 Active 45 DOM
8. 2026-05-31
   remarks 683-char remark
9. 2026-05-31
   days on market $75,000 Active 44 DOM
10. 2026-04-17
    listed $75,000 Active
11. 2026-04-16
    historical $75,000
12. 2011-02-10
    soldstatus $10,900 252-char remark

    Show marketing remark (252 chars)

    Excellent Opportunity to own for less then half the assessment value! Freshly painted interior, new front and rear porches, new kitchen sink & faucet, newer stove & refrigerator, spacious 3-season porch, carport and more! Unbelievable Deal!

13. 2011-01-12
    listed $10,900 252-char remark

    Show marketing remark (252 chars)

    Excellent Opportunity to own for less then half the assessment value! Freshly painted interior, new front and rear porches, new kitchen sink & faucet, newer stove & refrigerator, spacious 3-season porch, carport and more! Unbelievable Deal!

14. 2009-03-18
    soldstatus $4,100 234-char remark

    Show marketing remark (234 chars)

    Not A Model Home! This "Budding" home is located in Exeter River Landing, a pet freindly Senior Community. Unique opportunity of owning 6 rooms, 2 bedroom, large 3-season room addition, pitched roof and carport Unbelievable!

15. 2008-09-19
    listed $4,000 234-char remark

    Show marketing remark (234 chars)

    Not A Model Home! This "Budding" home is located in Exeter River Landing, a pet freindly Senior Community. Unique opportunity of owning 6 rooms, 2 bedroom, large 3-season room addition, pitched roof and carport Unbelievable!

16. 1998-08-05
    soldstatus $20,000
17. 1998-07-31
    soldstatus $20,000
18. 1998-05-20
    historical
19. 1998-03-21
    listed $20,500

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,444
• − Mortgage interest: −$4,201
• − Property taxes: −$1,784
• − Insurance: −$375
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$9,996
• − Depreciation: −$2,182
• Taxable income: $6,195
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $4,900/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: Exeter School District
• NCES district ID: 3302970
• Math proficiency: 46% ▼ -21.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $69,970
• Composite: 45.9/100
• National rank: #2549
• State rank: #32 of 98 in NH

Livability — Exeter

• Score: 91/100
• State rank: #1
• US rank: #59

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, NH
• County: Rockingham County · 137,526 people
• City population: 22,817
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,817
• Household income: $119,393
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 485.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Romanian 5%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.07%
• Current HPI: 288.0139
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+265.9% since first listed

10 events — show timeline

• 2026-04-17 Listed $75,000 PrimeMLS
• 2026-04-16 Coming Soon $75,000 PrimeMLS
• 2011-02-10 Sold (MLS) $10,900 PrimeMLS
• 2011-01-12 Listed $10,900 PrimeMLS
• 2009-03-18 Sold (MLS) $4,100 PrimeMLS
• 2008-09-19 Listed $4,000 PrimeMLS
• 1998-08-05 Sold (MLS) $20,000 PrimeMLS
• 1998-07-31 Sold (Public Records) $20,000 Public Records
• 1998-05-20 Delisted — PrimeMLS
• 1998-03-21 Listed $20,500 PrimeMLS

Property tax history

+17.1%/yr

Latest (2025): $1,784 · +5.4% YoY. Source: county tax records.