801 Nottingham Dr · Exeter, NH 03833

$149,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 158 Days on market

Built 2000 Est $218k · 32% under $900/mo HOA · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +10.0/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy single-level living at its finest in this expansive double-wide home, perfectly situated in desirable River Run a 55+ pet-friendly community. Welcoming covered porch sets the tone as you enter this well-maintained home offering comfort, space, and convenience Inside, you’ll find 2 generously sized bedrooms and 2 full baths, including a primary bedroom with a private bath and ample closet space. The open-concept layout features a kitchen that flows seamlessly into the dining area and living room, ideal for both everyday living and entertaining. A bright and airy sunroom filled with windows provides flexible space that can easily serve as a home office, reading room, or relaxing r

Key facts

• Covered porch
• Recent updates
• Large laundry room

Tags

• SINGLE-LEVEL LIVING
• COVERED PORCH
• OPEN-CONCEPT LAYOUT
• BRIGHT SUNROOM
• LARGE LAUNDRY ROOM
• RECENT UPDATES

Property features AI

Finance

• Other: Mobile park is approved for placement in River Run; Road frontage managed by association
• HOA & community: Monthly community/park fee of $900 (includes park rent, sewer, trash, water); One-time fee of $50 (other); One-time buy-in fee of $350

Exterior

• Parking: Paved parking/driveway
• Utilities: Community water; Community sewer; 100 Amp electric service; Internet - Cable available; Propane (LP) gas
• Home design: Manufactured/Mobile home; Existing construction; Metal roof; Vinyl siding; Built in 2000
• Construction: Vinyl siding exterior; Metal roof; Built in 2000
• Exterior features: Paved driveway; Lot is leased (mobile home lot 801); Located in a mobile home park (River Run)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two bedrooms (both on main level); One bedroom includes a private bath
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Sunroom; Kitchen/Dining area; Living room; Laundry room; Total of 5 rooms
• Laundry & utility: Washer; Dryer; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-14 ($-167/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.6% below list).
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $149k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $131,120 (12.0% 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 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $217,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Robin Hood Dr #220	0.18mi	3/2.0 (+1)	1,352 (0%)	0mo	$187,500	$139	86
605 Canterbury Dr	0.12mi	3/2.0 (+1)	1,372 (+2%)	5mo	$125,000	$91	83
609 Canterbury Dr	0.07mi	2/2.0	1,464 (+8%)	1mo	$250,000	$171	82
23 Juniper St	0.18mi	3/2.0 (+1)	1,344 (-1%)	6mo	$260,000	$193	81
426 Friar Tuck Dr	0.11mi	2/2.0	1,464 (+8%)	2mo	$150,000	$102	79
807 Nottingham Dr	0.07mi	2/1.5	1,230 (-9%)	2mo	$85,000	$69	78
104 Robin Hood Dr	0.35mi	3/2.0 (+1)	1,296 (-4%)	1mo	$239,900	$185	71
28 Wayland Cir	0.52mi	3/2.0 (+1)	1,342 (-1%)	7mo	$168,000	$125	64
75 Hilton Ave	0.26mi	3/2.0 (+1)	1,188 (-12%)	0mo	$272,000	$229	62
6 Dow St	0.29mi	3/1.0 (+1)	1,170 (-14%)	1mo	$190,000	$162	54
97 Linden St #4	0.37mi	3/2.0 (+1)	1,152 (-15%)	4mo	$185,500	$161	50
49 Lindenshire Ave	0.63mi	2/1.0	1,204 (-11%)	6mo	$152,000	$126	43

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-24,364
• Equity at exit: $22,216

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-19,652
• Equity at exit: $12,883

Cash invested: $41,720 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,577 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$306 /mo · $3,677/yr
• Insurance: −$62
• HOA: −$900
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-14

Break-even live

Break-even rent $2,595

Max offer price $146,543

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $28	+0% $-14	+5% $-56	+10% $-98
Rent	-10% $-218	-5% $-116	+0% $-14	+5% $88	+10% $190
Rate	-1.0pp $61	-0.5pp $24	base $-14	+0.5pp $-53	+1.0pp $-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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Garfield St Exeter, NH	3.0	2.0	1853	$3,800	$2.05	0d	1	1.31mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	0d	1	1.33mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 18 events

1. 2026-06-21
   days on market $149,000 Active 158 DOM
2. 2026-06-18
   days on market $149,000 Active 155 DOM
3. 2026-06-17
   days on market $149,000 Active 154 DOM
4. 2026-06-16
   days on market $149,000 Active 153 DOM
5. 2026-06-15
   days on market $149,000 Active 152 DOM
6. 2026-06-13
   days on market $149,000 Active 150 DOM
7. 2026-06-13
   days on market $149,000 Active 149 DOM
8. 2026-06-09
   days on market $149,000 Active 146 DOM
9. 2026-06-08
   days on market $149,000 Active 145 DOM
10. 2026-06-07
    days on market $149,000 Active 144 DOM
11. 2026-06-04
    days on market $149,000 Active 141 DOM
12. 2026-06-03
    days on market $149,000 Active 140 DOM
13. 2026-06-02
    days on market $149,000 Active 139 DOM
14. 2026-06-01
    days on market $149,000 Active 138 DOM
15. 2026-05-31
    days on market $149,000 Active 137 DOM
16. 2026-04-30
    price $149,000
17. 2026-01-14
    listed $162,000 Active
18. 2000-11-20
    soldstatus $71,400

ⓘ 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: $3,677 · $306/mo
• Projected year-2 tax: $3,677 · $306/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: $30,926
• − Mortgage interest: −$8,346
• − Property taxes: −$3,677
• − Insurance: −$745
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − HOA: −$10,800
• − Depreciation: −$4,335
• Taxable loss: −$1,925
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $295/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

+108.7% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $149,000 PrimeMLS
• 2026-01-14 Listed $162,000 PrimeMLS
• 2000-11-20 Sold (Public Records) $71,400 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,677 · +5.4% YoY. Source: county tax records.