194 Buckley Rd · Weare, NH 03281

$124,900

1 bd · 1.0 ba · 664 sqft · Condo · 37 Days on market

Built 2001

---

Why this score? — see what drove the D- 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 +9.0/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• 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

Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

Key facts

• Partially furnished
• 3 season room
• Deeded land

Tags

• MOUNTAIN VIEWS
• PARTIALLY FURNISHED
• DEEDED LAND
• 3 SEASON ROOM
• FULL SIZE APPLIANCES
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 6.2

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-26,084
• Equity at exit: $18,623

10-year hold

• IRR: -14.3%
• Equity multiple: 0.16×
• Total profit: $-29,221
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$507 /mo · $6,083/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$206
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-98

Break-even live

Break-even rent $1,797

Max offer price $121,660

Occupancy floor —

Sensitivity live

Price	-10% $340	-5% $296	+0% $-98	+5% $-133	+10% $-168
Rent	-10% $-230	-5% $-164	+0% $-98	+5% $-31	+10% $35
Rate	-1.0pp $-35	-0.5pp $-66	base $-98	+0.5pp $-130	+1.0pp $-163

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-18
   days on market $124,900 Active 37 DOM
2. 2026-06-17
   days on market $124,900 Active 36 DOM
3. 2026-06-16
   pricedays on market $124,900 Active 35 DOM
4. 2026-06-15
   days on market $134,900 Active 34 DOM
5. 2026-06-14
   days on market $134,900 Active 32 DOM
6. 2026-06-13
   days on market $134,900 Active 31 DOM
7. 2026-06-10
   days on market $134,900 Active 29 DOM
8. 2026-06-09
   days on market $134,900 Active 28 DOM
9. 2026-06-08
   days on market $134,900 Active 27 DOM
10. 2026-06-07
    days on market $134,900 Active 26 DOM
11. 2026-06-03
    days on market $134,900 Active 22 DOM
12. 2026-06-02
    days on market $134,900 Active 21 DOM
13. 2026-06-01
    days on market $134,900 Active 20 DOM
14. 2026-05-31
    days on market $134,900 Active 19 DOM
15. 2026-05-30
    days on market $134,900 Active 18 DOM
16. 2026-05-12
    listed $134,900 Active
17. 2024-12-31
    price $159,900
18. 2016-07-13
    soldstatus $46,000 Closed 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

19. 2016-07-11
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

20. 2016-05-24
    historical Active with Contract 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

21. 2016-05-05
    price $52,000 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

22. 2016-01-20
    price $53,000 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

23. 2015-10-30
    price $56,000 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

24. 2015-10-19
    price $57,000 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

25. 2015-08-05
    listed $59,900 Active 646-char remark

    Show marketing remark (646 chars)

    Price reduced! Motivated seller, willing to entertain reasonable offer for this. .. .. .. Wonderful opportunity to own in All Seasons Resort. Like new, beautiful manufactured home with addition, sleeps up to 6+ people. Central AC. Peaceful setting, with views. Very well maintained association with in-ground pool, playground and club house with activities. Minutes to mountain, Lakes. Enjoy snowmobiling, skiing, swimming, fishing. Beautiful mountain views. New windows, furnished, 2 decks, large storage below for ATV's and all other toys. Open 10 months yearly cannot be there March & November Lot #79 close to Horace Lake for boating !!

26. 2015-04-20
    soldstatus $16,500 Closed
27. 2015-03-29
    historical
28. 2015-03-17
    historical
29. 2015-02-16
    listed $17,900 Active
30. 2015-02-03
    listed $8,500 Active
31. 2015-01-24
    soldstatus $7,000 Closed
32. 2011-09-23
    soldstatus $12,000
33. 2011-07-11
    listed $13,200
34. 2008-06-05
    soldstatus $25,000
35. 2008-05-23
    historical
36. 2008-02-28
    listed $29,900
37. 2006-09-01
    soldstatus $11,500
38. 2006-09-01
    soldstatus $29,900
39. 2006-08-14
    historical
40. 2006-08-09
    historical
41. 2006-07-10
    listed $15,000
42. 2006-04-28
    listed $29,900
43. 2005-07-22
    soldstatus $35,000
44. 2005-07-16
    historical
45. 2005-05-03
    listed $39,900
46. 2000-01-26
    soldstatus $10,000
47. 2000-01-10
    historical
48. 1999-04-30
    listed $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: $6,083 · $507/mo
• Projected year-2 tax: $6,083 · $507/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,087
• − Mortgage interest: −$6,996
• − Property taxes: −$6,083
• − Insurance: −$624
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$2,472
• − Depreciation: −$3,633
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $-466/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

+1249.0% since first listed

33 events — show timeline

• 2026-05-12 Listed $134,900 FSBO.com
• 2024-12-31 Price Changed $159,900 PrimeMLS
• 2016-07-13 Sold (MLS) $46,000 PrimeMLS
• 2016-07-11 Pending — PrimeMLS
• 2016-05-24 Contingent — PrimeMLS
• 2016-05-05 Price Changed $52,000 PrimeMLS
• 2016-01-20 Price Changed $53,000 PrimeMLS
• 2015-10-30 Price Changed $56,000 PrimeMLS
• 2015-10-19 Price Changed $57,000 PrimeMLS
• 2015-08-05 Listed $59,900 PrimeMLS
• 2015-04-20 Sold (MLS) $16,500 PrimeMLS
• 2015-03-29 Delisted — PrimeMLS
• 2015-03-17 Delisted — PrimeMLS
• 2015-02-16 Listed $17,900 PrimeMLS
• 2015-02-03 Listed $8,500 PrimeMLS
• 2015-01-24 Sold (MLS) $7,000 PrimeMLS
• 2011-09-23 Sold (MLS) $12,000 PrimeMLS
• 2011-07-11 Listed $13,200 PrimeMLS
• 2008-06-05 Sold (MLS) $25,000 PrimeMLS
• 2008-05-23 Delisted — PrimeMLS
• 2008-02-28 Listed $29,900 PrimeMLS
• 2006-09-01 Sold (MLS) $29,900 PrimeMLS
• 2006-09-01 Sold (MLS) $11,500 PrimeMLS
• 2006-08-14 Delisted — PrimeMLS
• 2006-08-09 Delisted — PrimeMLS
• 2006-07-10 Listed $15,000 PrimeMLS
• 2006-04-28 Listed $29,900 PrimeMLS
• 2005-07-22 Sold (MLS) $35,000 PrimeMLS
• 2005-07-16 Delisted — PrimeMLS
• 2005-05-03 Listed $39,900 PrimeMLS
• 2000-01-26 Sold (MLS) $10,000 PrimeMLS
• 2000-01-10 Delisted — PrimeMLS
• 1999-04-30 Listed $10,000 PrimeMLS