194 Buckley Rd #5 · Weare, NH 03281

$80,000

2 bd · 1.0 ba · 521 sqft · Manufactured public records · 4 Days on market

Built 1985 Est $87k · 8% under $110/mo HOA · 6% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * SEASONAL - NOT YEAR ROUND * * This delightful home encapsulates comfort, convenience, and tranquility, made even more appealing by the low association fees and a wealth of remarkable amenities. Upon entering, you are greeted by a warm and inviting living space, thoughtfully designed to offer a perfect blend of relaxation and entertainment. This home provides a serene retreat, an oasis of calm away from the hustle and bustle of daily life. One of the key features of this home is the sizeable deck. With ample room for outdoor furniture, it's the perfect spot to sit back with a beverage and enjoy the breath-taking views of Tobey Hill. Whether you're greeting the morning with a coffee in hand or winding down in the evening with a glass of wine, the deck serves as your personal vantage point for the changing seasons' picturesque display. The home affords its residents a myriad of recreational options. The in-ground pool is ideal for refreshing summer swims, while the recreation center serves as the go-to venue for social events and gatherings. For our younger residents, a fun-filled playground offers endless hours of active enjoyment. Outdoor enthusiasts will appreciate the close proximity to ATV and hiking trails, each providing unique ways to explore the beautiful landscape. Blending unique charm with an array of community amenities and a prime location, this condo promises a lifestyle of comfort, adventure, and relaxation. Unmatched serenity meets adventure here.

Key facts

• Built 1985
• Listed 4 days

Property features AI

Finance

• Other: Survey status: unknown
• HOA & community: Park fees of $110 per month

Exterior

• Parking: Dirt driveway parking
• Utilities: Community sewer; Community water and drilled well; Circuit breaker electrical panel; Cable internet available
• Home design: Manufactured / Mobile home; Located in a mobile home park (All Seasons); Unit/Lot number 5
• Construction: Vinyl siding; Shingle (asphalt) roof; Built in 1985
• Exterior features: Mountain views; Recreational setting; Dirt driveway; Privately maintained road frontage

Interior

• Bedrooms: Mobile home with defined sleeping area
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall heating units; Wall-mounted air conditioning units
• Interior features: 3 total rooms; Seasonal use

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $65k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $80,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.33% ✓
• Cap rate: 19.46%
• Cash-on-cash: 47.04%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $87,007
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Buckley Rd #62	0.12mi	1/1.0 (-1)	480 (-8%)	7mo	$72,500	$151	70
194 Buckley Rd #78	0.14mi	1/1.0 (-1)	559 (+7%)	8mo	$93,500	$167	70

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: 44.4%
• Equity multiple: 2.92×
• Total profit: $43,020
• Equity at exit: $11,928

10-year hold

• IRR: 50.4%
• Equity multiple: 5.90×
• Total profit: $109,701
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$33
• HOA: −$110
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $878

Break-even live

Break-even rent $755

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $923	-5% $901	+0% $878	+5% $855	+10% $833
Rent	-10% $731	-5% $804	+0% $878	+5% $952	+10% $1,026
Rate	-1.0pp $918	-0.5pp $898	base $878	+0.5pp $857	+1.0pp $836

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-18
   days on market $80,000 Active 4 DOM
2. 2026-06-17
   days on market $80,000 Active 3 DOM
3. 2026-06-16
   days on market $80,000 Active 2 DOM
4. 2026-06-15
   remarks 376-char remark
5. 2026-06-15
   listed $80,000 Active 1 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: $400 · $33/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$672/yr (+$56/mo · 168.0%)

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

Taxation est. · year 1

• Rental income: $22,395
• − Mortgage interest: −$4,481
• − Property taxes: −$400
• − Insurance: −$400
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$1,320
• − Depreciation: −$2,327
• Taxable income: $9,883
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $8,166/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

+166.7% since first listed

14 events — show timeline

• 2026-06-14 Listed $80,000 PrimeMLS
• 2024-05-03 Sold (MLS) $65,000 PrimeMLS
• 2024-04-08 Contingent — PrimeMLS
• 2024-04-01 Listed $75,000 PrimeMLS
• 2023-11-03 Price Changed $69,000 PrimeMLS
• 2023-11-03 Price Changed $69,000 PrimeMLS
• 2023-09-01 Price Changed $89,000 PrimeMLS
• 2023-09-01 Price Changed $89,000 PrimeMLS
• 2023-07-20 Price Changed $99,000 PrimeMLS
• 2023-07-20 Price Changed $99,000 PrimeMLS
• 2019-09-16 Delisted — PrimeMLS
• 2019-09-13 Sold (MLS) $24,000 PrimeMLS
• 2019-09-01 Pending — PrimeMLS
• 2019-08-06 Listed $30,000 PrimeMLS

Property tax history

+2.4%/yr

Latest (2025): $400 · +6.1% YoY. Source: county tax records.