17 Wayland Cir · Exeter, NH 03833

$92,000

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 16 Days on market

Built 1987 4,356 sqft lot Est $134k · 32% under $410/mo HOA · 15% 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

BETTER THAN NEW! COMPLETLY REMODELED; SHEETROCK WALLS CEILING, VINYL TILT-IN WINDOWS, TRIM. KITCHEN W/ TONS OF CABINETS, DESK, CENTER ISLAND GAS COOK TOP, BREAKFAST BAR, SKYLIGHT. NEW BERBER CARPETS, STYLISH BATHRM W/ TILE FLOOR MUCH MORE! MUST SEE!

Key facts

• 4,356 sq ft lot
• Community pool
• Built 1987

Property features AI

Finance

• HOA & community: Association fee $410 monthly (includes buy-in fee); Association amenities include an in-ground pool; Road frontage managed by association; development is Exeter River

Exterior

• Parking: Paved driveway
• Utilities: Community water; Community sewer; 100 Amp electric service; Internet via DSL and cable; cable available; Gas via LP/bottle; satellite and telephone at site
• Home design: Detached manufactured home; Shingle - architectural roof; Built in 1987; Located in the Exeter River park (park-approved, co-op)
• Construction: Combination exterior construction; Manufactured home structure
• Exterior features: Interior lot; Paved driveway

Interior

• Kitchen: Range (electric)
• Bedrooms: Bedroom on the main level
• Bathrooms: 1 full bath
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms; 1 full bathroom
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% 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.
• Market conditions: 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $636 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $92k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $90,620 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.98% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.41%
• DSCR: 3.11
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Lindenshire Ave	0.07mi	2/1.0	814 (-3%)	11mo	$130,000	$160	80
23 Sumac St	0.36mi	2/2.0	880 (+5%)	2mo	$195,000	$222	72
9 Alder St	0.21mi	2/1.0	784 (-7%)	8mo	$99,900	$127	71
1 Hilton Ave	0.08mi	2/2.0	924 (+10%)	12mo	$150,000	$162	68
10 Alder St	0.19mi	2/1.0	924 (+10%)	7mo	$150,000	$162	67
2 Lilac St	0.14mi	2/2.0	924 (+10%)	10mo	$218,000	$236	66
28 Morton St	0.17mi	2/2.0	924 (+10%)	12mo	$160,000	$173	63
10 Cherry St	0.18mi	3/1.0 (+1)	924 (+10%)	11mo	$101,000	$109	59
309 Friar Tuck Dr	0.50mi	2/1.0	792 (-6%)	10mo	$64,000	$81	57
208 Robin Hood Dr	0.38mi	2/1.0	944 (+12%)	5mo	$55,000	$58	56
709 Nottingham Dr #709	0.54mi	2/1.5	952 (+13%)	4mo	$99,000	$104	49
133 Robin Hood Dr	0.52mi	2/1.5	952 (+13%)	7mo	$55,000	$58	48

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $50,265
• Equity at exit: $13,717

10-year hold

• IRR: 50.9%
• Equity multiple: 6.00×
• Total profit: $128,675
• Equity at exit: $7,954

Cash invested: $25,760 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,738 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$38
• HOA: −$410
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $1,018

Break-even live

Break-even rent $1,450

Max offer price $92,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,070	-5% $1,044	+0% $1,018	+5% $992	+10% $966
Rent	-10% $801	-5% $910	+0% $1,018	+5% $1,126	+10% $1,234
Rate	-1.0pp $1,064	-0.5pp $1,041	base $1,018	+0.5pp $994	+1.0pp $970

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.76mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	0d	1	0.89mi
68 Park St Unit 4 Exeter, NH	1.0	1.0	564	$1,675	$2.97	0d	1	1.15mi
55 Water St #203 Exeter, NH	2.0	2.0	1071	$4,700	$4.39	0d	1	1.33mi

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-21
   pricedays on market $92,000 Active 16 DOM
2. 2026-06-18
   days on market $97,000 Active 13 DOM
3. 2026-06-17
   days on market $97,000 Active 12 DOM
4. 2026-06-16
   days on market $97,000 Active 11 DOM
5. 2026-06-15
   days on market $97,000 Active 10 DOM
6. 2026-06-13
   days on market $97,000 Active 8 DOM
7. 2026-06-13
   pricedays on market $97,000 Active 7 DOM
8. 2026-06-09
   days on market $109,000 Active 4 DOM
9. 2026-06-08
   days on market $109,000 Active 3 DOM
10. 2026-06-07
    remarks 366-char remark
11. 2026-06-07
    listed $109,000 Active 2 DOM

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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: $32,858
• − Mortgage interest: −$5,153
• − Property taxes: −$2,576
• − Insurance: −$460
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − HOA: −$4,920
• − Depreciation: −$2,676
• Taxable income: $11,815
• Est. tax owed @ 24.0%: −$2,836
• After-tax cash flow: $9,377/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

+142.2% since first listed

5 events — show timeline

• 2026-06-04 Listed $109,000 PrimeMLS
• 2004-02-11 Sold (Public Records) $45,000 Public Records
• 2004-01-30 Sold (MLS) $45,000 PrimeMLS
• 2004-01-14 Delisted — PrimeMLS
• 2004-01-02 Listed $45,000 PrimeMLS

Property tax history

+14.3%/yr

Latest (2025): $2,576 · +5.4% YoY. Source: county tax records.