101 Robinhood Dr · Exeter, NH 03833

$105,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 293 Days on market

Built 1994 Est $108k · at est. $900/mo HOA · 41% 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 +15.3/30.0
• 1% rule +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +4.7/10.0
• 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

Comfortable, well-cared for home. Open concept with vaulted ceiling. Bedrooms on each end of the home for privacy. New roof and recently resurfaced driveway. Shed for extra storage complete with electricity. Nicely landscaped corner lot with easy access to main roads. Exeter River Landing has a 55+ minimum age requirement. Small dog under 30 pounds / indoor cat allowed. The park fee is $556. per month after the discount stated in the community rules, and does include water and sewer costs.

Key facts

• Built 1994
• Listed 293 days

Property features AI

Finance

• HOA & community: Monthly park rent and sewer included in community fee; Monthly association/park fee: $900; One-time fees: $350 and $50

Exterior

• Parking: Paved driveway
• Utilities: Community water; Community sewer; Electric service with circuit breaker(s) (Unitil); Cable available (Xfinity); Phone service (Xfinity); Gas available via LP/bottle (DF Richard Energy); Internet: unknown
• Home design: Manufactured/mobile home; Beige exterior; Shingle - asphalt roof; Built in 1994; Located in the River Run mobile home park
• Construction: Other construction materials
• Exterior features: Paved driveway; Leased lot (mobile home lot leased within park)

Interior

• Kitchen: Kitchen combined with dining area
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $38 ($460/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $105k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.09% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $108,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Robin Hood Dr	0.16mi	2/1.0	944 (+5%)	5mo	$55,000	$58	80
23 Sumac St	0.29mi	2/2.0	880 (-2%)	2mo	$195,000	$222	78
10 Alder St	0.30mi	2/1.0	924 (+3%)	6mo	$150,000	$162	76
709 Nottingham Dr #709	0.38mi	2/1.5	952 (+6%)	4mo	$99,000	$104	66
12 Cornwall Ave	0.32mi	2/1.0	988 (+10%)	2mo	$120,000	$121	66
512 Canterbury Dr	0.36mi	2/1.0	984 (+10%)	3mo	$72,900	$74	64
3 Lindenshire Ave	0.27mi	2/1.0	814 (-9%)	11mo	$130,000	$160	63
133 Robin Hood Dr	0.42mi	2/1.5	952 (+6%)	7mo	$55,000	$58	62
2 Lilac St	0.44mi	2/2.0	924 (+3%)	10mo	$218,000	$236	62
309 Friar Tuck Dr	0.30mi	2/1.0	792 (-12%)	10mo	$64,000	$81	59
9 Alder St	0.32mi	2/1.0	784 (-12%)	8mo	$99,900	$127	58
10 Cherry St	0.49mi	3/1.0 (+1)	924 (+3%)	11mo	$101,000	$109	58

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-13,946
• Equity at exit: $15,656

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-6,445
• Equity at exit: $9,078

Cash invested: $29,400 (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 03833

• Active inventory: 142
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$202 /mo · $2,418/yr
• Insurance: −$44
• HOA: −$900
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $38

Break-even live

Break-even rent $2,147

Max offer price $105,000

Occupancy floor 93%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Front St Exeter, NH	2.0	1.0	720	$2,600	$3.61	16d	1	1.11mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	1d	1	1.24mi
68 Park St Unit 4 Exeter, NH	1.0	1.0	564	$1,675	$2.97	1d	1	1.50mi

HOA detail

• Monthly dues: $900 · $10,800/yr
• Likely covers: watersewerelectric

Listing history 23 events

1. 2026-06-02
   status $105,000 Pending 293 DOM
2. 2026-06-01
   days on market $105,000 Active 293 DOM
3. 2026-05-31
   days on market $105,000 Active 292 DOM
4. 2026-05-01
   price $105,000
5. 2026-03-12
   price $115,000
6. 2026-01-26
   price $121,900
7. 2025-11-26
   price $124,900
8. 2025-08-12
   listed $130,000 Active
9. 2019-07-17
   soldstatus $63,000
10. 2019-06-21
    soldstatus $63,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Comfortable, well-cared for home. Open concept with vaulted ceiling. Bedrooms on each end of the home for privacy. New roof and recently resurfaced driveway. Shed for extra storage complete with electricity. Nicely landscaped corner lot with easy access to main roads. Exeter River Landing has a 55+ minimum age requirement. Small dog under 30 pounds / indoor cat allowed. The park fee is $556. per month after the discount stated in the community rules, and does include water and sewer costs.

11. 2019-05-30
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Comfortable, well-cared for home. Open concept with vaulted ceiling. Bedrooms on each end of the home for privacy. New roof and recently resurfaced driveway. Shed for extra storage complete with electricity. Nicely landscaped corner lot with easy access to main roads. Exeter River Landing has a 55+ minimum age requirement. Small dog under 30 pounds / indoor cat allowed. The park fee is $556. per month after the discount stated in the community rules, and does include water and sewer costs.

12. 2019-04-27
    listed $64,900 Active 494-char remark

    Show marketing remark (494 chars)

    Comfortable, well-cared for home. Open concept with vaulted ceiling. Bedrooms on each end of the home for privacy. New roof and recently resurfaced driveway. Shed for extra storage complete with electricity. Nicely landscaped corner lot with easy access to main roads. Exeter River Landing has a 55+ minimum age requirement. Small dog under 30 pounds / indoor cat allowed. The park fee is $556. per month after the discount stated in the community rules, and does include water and sewer costs.

13. 2018-09-28
    price $54,900
14. 2013-09-20
    soldstatus $22,000
15. 2013-03-15
    listed $25,000
16. 2009-09-28
    soldstatus $36,000
17. 2008-09-25
    listed $39,900
18. 2002-07-15
    soldstatus $59,900
19. 2002-07-12
    soldstatus $59,900
20. 2002-07-01
    historical
21. 2002-05-21
    listed $59,900
22. 1999-06-25
    soldstatus $48,900
23. 1999-03-29
    listed $49,900

ⓘ 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: $2,418 · $202/mo
• Projected year-2 tax: $2,418 · $202/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: $26,342
• − Mortgage interest: −$5,882
• − Property taxes: −$2,418
• − Insurance: −$525
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − HOA: −$10,800
• − Depreciation: −$3,055
• Taxable loss: −$552
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $592/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

+110.4% since first listed

20 events — show timeline

• 2026-05-01 Price Changed $105,000 PrimeMLS
• 2026-03-12 Price Changed $115,000 PrimeMLS
• 2026-01-26 Price Changed $121,900 PrimeMLS
• 2025-11-26 Price Changed $124,900 PrimeMLS
• 2025-08-12 Listed $130,000 PrimeMLS
• 2019-07-17 Sold (Public Records) $63,000 Public Records
• 2019-06-21 Sold (MLS) $63,000 PrimeMLS
• 2019-05-30 Pending — PrimeMLS
• 2019-04-27 Listed $64,900 PrimeMLS
• 2018-09-28 Price Changed $54,900 PrimeMLS
• 2013-09-20 Sold (MLS) $22,000 PrimeMLS
• 2013-03-15 Listed $25,000 PrimeMLS
• 2009-09-28 Sold (MLS) $36,000 PrimeMLS
• 2008-09-25 Listed $39,900 PrimeMLS
• 2002-07-15 Sold (Public Records) $59,900 Public Records
• 2002-07-12 Sold (MLS) $59,900 PrimeMLS
• 2002-07-01 Delisted — PrimeMLS
• 2002-05-21 Listed $59,900 PrimeMLS
• 1999-06-25 Sold (MLS) $48,900 PrimeMLS
• 1999-03-29 Listed $49,900 PrimeMLS

Property tax history

+11.6%/yr

Latest (2025): $2,418 · +5.5% YoY. Source: county tax records.