608 Canterbury Dr · Exeter, NH 03833

$225,000

2 bd · 2.0 ba · 1,559 sqft · Manufactured public records · 77 Days on market

Built 2003 Est $263k · 15% under $900/mo HOA · 27% of rent

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +14.1/15.0
• 1% rule +9.7/10.0
• DSCR +4.8/10.0
• 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

PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

Key facts

• Bright kitchen
• New appliances
• Updated home

Tags

• UPDATED HOME
• TWO SEPARATE LIVING AREAS
• BRIGHT KITCHEN
• CENTER ISLAND
• NEW APPLIANCES
• RENOVATED PRIMARY BATHROOM

Property features AI

Finance

• HOA & community: Community: River Run; Monthly association fee of $900; Association covers plowing, recreation, sewer, trash, and park rent; Community amenities include a clubhouse and RV parking

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 amp electric service; High-speed internet available; Underground utilities
• Home design: Double wide, ranch-style mobile home; Single-story; Located in the River Run community; Mobile park approved
• Construction: Built in 2003; Wood frame with vinyl siding; Metal roof
• Exterior features: Leased lot; Level site; Paved driveway; Association and paved road frontage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas stove
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: 10 total rooms; Master bedroom suite; Full bathroom; Laundry room; Dining room; Living room; Family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.8% 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: 142 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• This rent runs 33% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.47% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $263,471
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Canterbury Dr	0.02mi	2/2.0	1,464 (-6%)	1mo	$250,000	$171	88
426 Friar Tuck Dr	0.06mi	2/2.0	1,464 (-6%)	2mo	$150,000	$102	85
524 Canterbury Dr	0.09mi	3/2.0 (+1)	1,512 (-3%)	13mo	$255,000	$169	75
523 Canterbury Dr	0.09mi	3/2.0 (+1)	1,447 (-7%)	15mo	$250,000	$173	67
605 Canterbury Dr	0.13mi	3/2.0 (+1)	1,372 (-12%)	5mo	$125,000	$91	64
421 Friar Tuck Dr	0.05mi	3/2.0 (+1)	1,377 (-12%)	11mo	$225,000	$163	64
220 Robin Hood Dr #220	0.21mi	3/2.0 (+1)	1,352 (-13%)	0mo	$187,500	$139	63
425 Friar Tuck Dr	0.06mi	2/2.0	1,342 (-14%)	14mo	$230,000	$171	62
23 Juniper St	0.12mi	3/2.0 (+1)	1,344 (-14%)	6mo	$260,000	$193	61
401 King Arthur Ct	0.27mi	3/2.0 (+1)	1,332 (-15%)	14mo	$165,000	$124	46
105 Linden St	0.39mi	3/2.0 (+1)	1,350 (-13%)	10mo	$400,000	$296	46
28 Wayland Cir	0.52mi	3/2.0 (+1)	1,342 (-14%)	7mo	$168,000	$125	42

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-29,588
• Equity at exit: $33,548

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,140
• Equity at exit: $19,454

Cash invested: $63,000 (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: 142
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,308 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$342 /mo · $4,099/yr
• Insurance: −$94
• HOA: −$900
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $98

Break-even live

Break-even rent $3,184

Max offer price $225,000

Occupancy floor 92%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 River Bend Cir Exeter, NH	3.0	3.0	2184	$4,100	$1.88	1d	1	0.68mi
22 River Bend Cir Exeter, NH	3.0	2.5	2184	$4,100	$1.88	16d	1	0.68mi
8 Winslow Dr Exeter, NH	3.0	2.5	1912	$3,800	$1.99	1d	1	0.73mi
23 Garfield St Exeter, NH	3.0	2.0	1853	$3,800	$2.05	1d	1	1.34mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	1d	1	1.35mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 33 events

1. 2026-06-19
   status $225,000 Pending 77 DOM
2. 2026-06-18
   days on market $225,000 Active with Contract 77 DOM
3. 2026-06-17
   days on market $225,000 Active with Contract 76 DOM
4. 2026-06-16
   days on market $225,000 Active with Contract 75 DOM
5. 2026-06-15
   days on market $225,000 Active with Contract 74 DOM
6. 2026-06-13
   days on market $225,000 Active with Contract 72 DOM
7. 2026-06-13
   days on market $225,000 Active with Contract 71 DOM
8. 2026-06-09
   days on market $225,000 Active with Contract 68 DOM
9. 2026-06-08
   days on market $225,000 Active with Contract 67 DOM
10. 2026-06-07
    days on market $225,000 Active with Contract 66 DOM
11. 2026-06-04
    days on market $225,000 Active with Contract 63 DOM
12. 2026-06-03
    days on market $225,000 Active with Contract 62 DOM
13. 2026-06-02
    days on market $225,000 Active with Contract 61 DOM
14. 2026-06-01
    days on market $225,000 Active with Contract 60 DOM
15. 2026-05-31
    days on market $225,000 Active with Contract 59 DOM
16. 2026-05-17
    historical Active with Contract
17. 2026-04-02
    listed $225,000 Active
18. 2022-09-15
    soldstatus $160,000
19. 2022-09-07
    soldstatus $160,000 Closed 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

20. 2022-08-15
    status Pending 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

21. 2022-07-31
    price $160,000 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

22. 2022-07-25
    price $162,000 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

23. 2022-05-06
    price $165,000 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

24. 2022-04-28
    listed $169,000 Active 951-char remark

    Show marketing remark (951 chars)

    PRICE REDUCTION | Welcome to River Run. This is a 55+ Community conveniently located near downtown Exeter, local restaurants and many of the town's amenities. This well maintained community offers a convenient location with a beautiful rural setting. This home has two living spaces and a dining area perfect for entertaining. A spacious kitchen with a cozy breakfast nook and a separate dining area will provide you with plenty of seating arrangements. Need storage? The large closets, utility room and a large shed will cover all of your needs. Natural light floods into this home throughout the day. The two porches offer plenty space for outdoor living and grilling. With quiet community roads, you will have plenty of areas to walk in this pet friendly park. The only thing left to do, is move in! The park offers a discount for lot rent payments made automatically. This property is shown by appointment only. Please do not disturb the occupant.

25. 2021-02-11
    soldstatus $120,000 Closed 888-char remark

    Show marketing remark (888 chars)

    Welcome to your new home in one of the most sought after 55+ Communities in the Seacoast. As you enter the home you are welcomed into a great Living Room with a gas fireplace where you can sit a read a nice book. You will also enjoy the wonderful eat in Kitchen with lots of storage, or dine in your own separate Dining Room. Move on to your Family Room where you can relax to some music or a great movie. When it's time to retire for the evening your Master Suite which includes a large walk-in closet and large full bath, is just a few steps away. This home includes a second bedroom or use it for your favorite hobby room. You also have a second full bath for guests. This property is locate just minutes away from Beautiful Downtown Historic Exeter, where you will find lots of shops and local Restaurants. Showings will begin Saturday Jan 23rd. Don't miss out on this wonderful home!

26. 2021-01-28
    status Pending 888-char remark

    Show marketing remark (888 chars)

    Welcome to your new home in one of the most sought after 55+ Communities in the Seacoast. As you enter the home you are welcomed into a great Living Room with a gas fireplace where you can sit a read a nice book. You will also enjoy the wonderful eat in Kitchen with lots of storage, or dine in your own separate Dining Room. Move on to your Family Room where you can relax to some music or a great movie. When it's time to retire for the evening your Master Suite which includes a large walk-in closet and large full bath, is just a few steps away. This home includes a second bedroom or use it for your favorite hobby room. You also have a second full bath for guests. This property is locate just minutes away from Beautiful Downtown Historic Exeter, where you will find lots of shops and local Restaurants. Showings will begin Saturday Jan 23rd. Don't miss out on this wonderful home!

27. 2021-01-22
    listed $125,000 Active 888-char remark

    Show marketing remark (888 chars)

    Welcome to your new home in one of the most sought after 55+ Communities in the Seacoast. As you enter the home you are welcomed into a great Living Room with a gas fireplace where you can sit a read a nice book. You will also enjoy the wonderful eat in Kitchen with lots of storage, or dine in your own separate Dining Room. Move on to your Family Room where you can relax to some music or a great movie. When it's time to retire for the evening your Master Suite which includes a large walk-in closet and large full bath, is just a few steps away. This home includes a second bedroom or use it for your favorite hobby room. You also have a second full bath for guests. This property is locate just minutes away from Beautiful Downtown Historic Exeter, where you will find lots of shops and local Restaurants. Showings will begin Saturday Jan 23rd. Don't miss out on this wonderful home!

28. 2005-11-01
    soldstatus $125,000
29. 2005-11-01
    soldstatus $125,000
30. 2005-10-28
    soldstatus $125,000
31. 2005-09-29
    historical
32. 2005-06-15
    listed $128,500
33. 2005-06-15
    listed $128,500

ⓘ 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: $4,099 · $342/mo
• Projected year-2 tax: $4,502 · $375/mo
• Expected delta: +$403/yr (+$34/mo · 9.8%)

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

Taxation est. · year 1

• Rental income: $39,693
• − Mortgage interest: −$12,603
• − Property taxes: −$4,099
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,175
• − Management: −$3,175
• − HOA: −$10,800
• − Depreciation: −$6,545
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $1,614/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

+75.1% since first listed

18 events — show timeline

• 2026-05-17 Contingent — PrimeMLS
• 2026-04-02 Listed $225,000 PrimeMLS
• 2022-09-15 Sold (Public Records) $160,000 Public Records
• 2022-09-07 Sold (MLS) $160,000 PrimeMLS
• 2022-08-15 Pending — PrimeMLS
• 2022-07-31 Price Changed $160,000 PrimeMLS
• 2022-07-25 Price Changed $162,000 PrimeMLS
• 2022-05-06 Price Changed $165,000 PrimeMLS
• 2022-04-28 Listed $169,000 PrimeMLS
• 2021-02-11 Sold (MLS) $120,000 PrimeMLS
• 2021-01-28 Pending — PrimeMLS
• 2021-01-22 Listed $125,000 PrimeMLS
• 2005-11-01 Sold (MLS) $125,000 PrimeMLS
• 2005-11-01 Sold (MLS) $125,000 MLS PIN
• 2005-10-28 Sold (Public Records) $125,000 Public Records
• 2005-09-29 Listing Removed — MLS PIN
• 2005-06-15 Listed $128,500 PrimeMLS
• 2005-06-15 Listed $128,500 MLS PIN

Property tax history

+7.4%/yr

Latest (2025): $4,099 · +5.5% YoY. Source: county tax records.