120 Robin Hood Dr #120 · Exeter, NH 03833

$99,900

2 bd · 1.0 ba · 616 sqft · Manufactured · 72 Days on market

Built 2020 Good condition $900/mo HOA · 37% of rent ↓ 13% since listing

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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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to River Run, a pet-friendly 55+ mobile home community located in Exeter, NH! Built in 2020, this well maintained home has two bedrooms and one full bath, a move-in turn key property. The open concept kitchen is a delight with nice cabinetry and plenty of counter space. A comfortable and bright living room and hallway leading to the first bedroom and full spacious bath, with laundry area. Washer and Dryer stay with the home as well as other furnishings. The two bedrooms are on opposite ends of the home providing plenty of privacy. Everything you need for convenient low maintenance care free living. Enjoy the yard which is perfect for gardening and relaxing, including a large sh

Key facts

• Built 2020
• Listed 72 days

Property features AI

Finance

• Other: Property is existing (not new construction)
• HOA & community: Monthly HOA fee of 900; HOA covers landscaping, park fees, plowing, sewer, trash, and master insurance; Community amenities include clubhouse, snow removal, and trash removal; Roads are association-maintained and paved (private maintenance)

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electric service (Unitil); High-speed internet available; Cable available
• Home design: Manufactured home (Manuf/Mobile); Single-level entry; 2020 construction; Unit/Lot #120; Located in River Run mobile park (park approved)
• Construction: Vinyl siding exterior; Asphalt shingle roof; Manufactured home structure
• Exterior features: Landscaped; Level lot; Near golf course; Near shopping; Neighborhood setting; Near hospital

Interior

• Kitchen: Electric stove; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Forced air
• Interior features: Three total rooms; Open kitchen/living layout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Lincoln Street Elementary School (math 47% / reading 57%, grade C-, #82 of 263 statewide, top 34%, 424 students, 15% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.43% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,140
• Equity at exit: $14,895

10-year hold

• IRR: 14.6%
• Equity multiple: 2.20×
• Total profit: $33,576
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,425 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$900
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $326

Break-even live

Break-even rent $2,013

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $395	-5% $360	+0% $326	+5% $291	+10% $257
Rent	-10% $134	-5% $230	+0% $326	+5% $421	+10% $517
Rate	-1.0pp $376	-0.5pp $351	base $326	+0.5pp $300	+1.0pp $273

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: $24,975
• Closing costs: $2,997
• 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	1.13mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 72 DOM
2. 2026-06-18
   days on market $99,900 Active 69 DOM
3. 2026-06-17
   days on market $99,900 Active 68 DOM
4. 2026-06-16
   days on market $99,900 Active 67 DOM
5. 2026-06-15
   days on market $99,900 Active 66 DOM
6. 2026-06-13
   days on market $99,900 Active 64 DOM
7. 2026-06-13
   days on market $99,900 Active 63 DOM
8. 2026-06-09
   days on market $99,900 Active 60 DOM
9. 2026-06-08
   days on market $99,900 Active 59 DOM
10. 2026-06-07
    days on market $99,900 Active 58 DOM
11. 2026-06-04
    days on market $99,900 Active 55 DOM
12. 2026-06-03
    days on market $99,900 Active 54 DOM
13. 2026-06-02
    days on market $99,900 Active 53 DOM
14. 2026-06-01
    days on market $99,900 Active 52 DOM
15. 2026-05-31
    days on market $99,900 Active 51 DOM
16. 2026-05-18
    price $99,900
17. 2026-04-10
    listed $115,000 Active

ⓘ 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: $29,104
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − HOA: −$10,800
• − Depreciation: −$2,906
• Taxable income: $3,147
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,152/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in River Run, Exeter, NH, is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI for both resale and rental due to its location and current condition.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make the home more appealing
• Both Window treatments — Modern window treatments can improve the home's curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home more appealing ↑
• Both Window treatments — Modern window treatments can improve the home's curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-13.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $99,900 PrimeMLS
• 2026-04-10 Listed $115,000 PrimeMLS