194 Buckley Rd #2 · Weare, NH 03281

$99,900

1 bd · 1.0 ba · 699 sqft · Manufactured public records · 78 Days on market

Built 2000 3,049 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

* OPEN HOUSE 6/29/24 CANCELED * Escape to this Charming Home in the lively All Seasons Recreational Park for the perfect retreat. Enjoy spectacular views of the mountains and valley from the deck and large, bright sunroom. This well-maintained home features an open floor plan with cathedral ceilings in the living room, a dining nook, a well equipped kitchen with lots of cabinets, a pantry, and a full bathroom. The bedroom has a queen-sized bed and built-in closets and draws. Upstairs there are two cozy lofts that provide additional sleeping space, each with built-ins, which the kids will love! The home is equipped with central AC and heat. There is a serene, wooded and private backyard for you to enjoy. The park is open during all four seasons, but use is limited and no overnight stays are allowed during November or March. Residents have access to a range of recreational activities, including an in-ground pool with gathering area, a large clubhouse for social events, laundry facilities, and a fun-filled playground for children. Outdoor enthusiasts will love the park’s ATV, hiking & snowmobiling trails, skiing nearby at Pat’s Peak and enjoying water sports at Horace Lake each offering a unique way to explore the breathtaking landscape.

Key facts

• Large living area
• Shed
• Sunroom

Tags

• IN GROUND HEATED POOL
• LARGE LIVING AREA
• SUNROOM
• LOFT AREA
• FULLY FURNISHED
• SHED

Property features AI

Finance

• Other: Mobile park approved; Mobile make/model: L-70, 2000 CANTERBURY; Mobile serial number provided
• HOA & community: All Seasons Resort community; Association amenities include clubhouse, in-ground pool, recreation facility; Association road frontage

Exterior

• Utilities: Community sewer; Community water; 60 Amp electric service with circuit breakers; Cable internet available
• Home design: Manufactured / Mobile home; White exterior; Shingle - Asphalt roof; Unit/Lot #2
• Construction: Built in 2000; Vinyl exterior
• Exterior features: Landscaped grounds; Near skiing; Near snowmobile trails; Near ATV trail

Interior

• Kitchen: Range - Gas; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Loft on second level (additional sleeping/usable space)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane forced air heating; Central air conditioning
• Interior features: Sunroom; Loft; Five total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/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.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Weare School District (rural): math 26% / reading 40% proficiency, ranked #75 of 98 in NH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 981 units permitted in Hillsborough County in 2024 (381 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.
• Hillsborough County population projected to shrink 8% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.70% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.11%
• DSCR: 2.38
• GRM: 4.9

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $29,978
• Equity at exit: $14,895

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $85,501
• 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 03281

• Home prices YoY: -6.6%
• Active inventory: 44
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $725

Break-even live

Break-even rent $784

Max offer price $99,900

Occupancy floor 52%

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: —

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 78 DOM
2. 2026-06-17
   days on market $99,900 Active 77 DOM
3. 2026-06-16
   days on market $99,900 Active 76 DOM
4. 2026-06-15
   days on market $99,900 Active 75 DOM
5. 2026-06-14
   days on market $99,900 Active 73 DOM
6. 2026-06-13
   days on market $99,900 Active 72 DOM
7. 2026-06-10
   days on market $99,900 Active 70 DOM
8. 2026-06-09
   days on market $99,900 Active 69 DOM
9. 2026-06-08
   days on market $99,900 Active 68 DOM
10. 2026-06-07
    days on market $99,900 Active 67 DOM
11. 2026-06-03
    days on market $99,900 Active 63 DOM
12. 2026-06-02
    days on market $99,900 Active 62 DOM
13. 2026-06-01
    pricedays on market $99,900 Active 61 DOM
14. 2026-05-31
    days on market $109,900 Active 60 DOM
15. 2026-05-30
    days on market $109,900 Active 59 DOM
16. 2026-05-02
    price $109,900
17. 2026-04-01
    listed $119,900 Active
18. 2024-08-01
    soldstatus $105,000 Closed 1273-char remark

    Show marketing remark (1273 chars)

    * OPEN HOUSE 6/29/24 CANCELED * Escape to this Charming Home in the lively All Seasons Recreational Park for the perfect retreat. Enjoy spectacular views of the mountains and valley from the deck and large, bright sunroom. This well-maintained home features an open floor plan with cathedral ceilings in the living room, a dining nook, a well equipped kitchen with lots of cabinets, a pantry, and a full bathroom. The bedroom has a queen-sized bed and built-in closets and draws. Upstairs there are two cozy lofts that provide additional sleeping space, each with built-ins, which the kids will love! The home is equipped with central AC and heat. There is a serene, wooded and private backyard for you to enjoy. The park is open during all four seasons, but use is limited and no overnight stays are allowed during November or March. Residents have access to a range of recreational activities, including an in-ground pool with gathering area, a large clubhouse for social events, laundry facilities, and a fun-filled playground for children. Outdoor enthusiasts will love the park’s ATV, hiking & snowmobiling trails, skiing nearby at Pat’s Peak and enjoying water sports at Horace Lake each offering a unique way to explore the breathtaking landscape.

19. 2024-06-28
    status Pending 1273-char remark

    Show marketing remark (1273 chars)

    * OPEN HOUSE 6/29/24 CANCELED * Escape to this Charming Home in the lively All Seasons Recreational Park for the perfect retreat. Enjoy spectacular views of the mountains and valley from the deck and large, bright sunroom. This well-maintained home features an open floor plan with cathedral ceilings in the living room, a dining nook, a well equipped kitchen with lots of cabinets, a pantry, and a full bathroom. The bedroom has a queen-sized bed and built-in closets and draws. Upstairs there are two cozy lofts that provide additional sleeping space, each with built-ins, which the kids will love! The home is equipped with central AC and heat. There is a serene, wooded and private backyard for you to enjoy. The park is open during all four seasons, but use is limited and no overnight stays are allowed during November or March. Residents have access to a range of recreational activities, including an in-ground pool with gathering area, a large clubhouse for social events, laundry facilities, and a fun-filled playground for children. Outdoor enthusiasts will love the park’s ATV, hiking & snowmobiling trails, skiing nearby at Pat’s Peak and enjoying water sports at Horace Lake each offering a unique way to explore the breathtaking landscape.

20. 2024-06-20
    listed $105,900 Active 1273-char remark

    Show marketing remark (1273 chars)

    * OPEN HOUSE 6/29/24 CANCELED * Escape to this Charming Home in the lively All Seasons Recreational Park for the perfect retreat. Enjoy spectacular views of the mountains and valley from the deck and large, bright sunroom. This well-maintained home features an open floor plan with cathedral ceilings in the living room, a dining nook, a well equipped kitchen with lots of cabinets, a pantry, and a full bathroom. The bedroom has a queen-sized bed and built-in closets and draws. Upstairs there are two cozy lofts that provide additional sleeping space, each with built-ins, which the kids will love! The home is equipped with central AC and heat. There is a serene, wooded and private backyard for you to enjoy. The park is open during all four seasons, but use is limited and no overnight stays are allowed during November or March. Residents have access to a range of recreational activities, including an in-ground pool with gathering area, a large clubhouse for social events, laundry facilities, and a fun-filled playground for children. Outdoor enthusiasts will love the park’s ATV, hiking & snowmobiling trails, skiing nearby at Pat’s Peak and enjoying water sports at Horace Lake each offering a unique way to explore the breathtaking landscape.

21. 2023-09-14
    price $109,900
22. 2000-02-24
    soldstatus $10,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$765/yr (+$64/mo · 118.3%)

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

Taxation est. · year 1

• Rental income: $20,424
• − Mortgage interest: −$5,596
• − Property taxes: −$647
• − Insurance: −$500
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$2,906
• Taxable income: $7,507
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $6,900/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: Weare School District
• NCES district ID: 3306930
• Math proficiency: 26% ▼ -12.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $83,208
• Composite: 31.81/100
• National rank: #5883
• State rank: #75 of 98 in NH

Livability — Weare

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

Census & demographics

• Population (ZIP): 9,141

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17% Romanian 5% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.26%
• Current HPI: 314.6289
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+999.0% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $109,900 PrimeMLS
• 2026-04-01 Listed $119,900 PrimeMLS
• 2024-08-01 Sold (MLS) $105,000 PrimeMLS
• 2024-06-28 Pending — PrimeMLS
• 2024-06-20 Listed $105,900 PrimeMLS
• 2023-09-14 Price Changed $109,900 PrimeMLS
• 2000-02-24 Sold (Public Records) $10,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $647 · +6.4% YoY. Source: county tax records.