310 Friar Tuck Dr · Exeter, NH 03833

$235,000

3 bd · 2.0 ba · 1,287 sqft · Manufactured public records · 71 Days on market

Built 2016 Est $207k · 13% over $900/mo HOA · 27% of rent

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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 +13.6/30.0
• 1% rule +9.1/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• DSCR +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE HOME IN 55+ COMMUNITY, NEWER CARPETING AND KITCHEN FLOOR, WATER TANK AND FURNACE, ALL APPLIANCES TO STAY WITH HOME. MANY BUILT INS MAKE THIS A VERY DELIGHTFUL HOME TO SHOW. VERY EASY TO SHOW.

Key facts

• Built 2016
• Listed 71 days

Property features AI

Finance

• HOA & community: Monthly association fee (park rent) covering park rent, plowing, sewer, and trash; Association offers RV parking

Exterior

• Parking: RV parking available in the association
• Utilities: Public water; Public sewer; 100 amp electric service; High-speed internet available; Propane (LP/Bottle) gas
• Home design: Manufactured/mobile home; Existing construction; Located in River Run park; Park-approved placement; Mobile is anchored
• Construction: Built in 2016; Vinyl siding; Asphalt shingle roof
• Exterior features: Corner lot; Near shopping; In a neighborhood; Near hospital; Paved driveway

Interior

• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heat; Central air conditioning
• Interior features: 5 total rooms; Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 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).
• 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 71 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $24k; list at $235k implies a 859% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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?
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: 1.41% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $207,207
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Juniper St	0.08mi	3/2.0	1,344 (+4%)	6mo	$260,000	$193	84
807 Nottingham Dr	0.08mi	2/1.5 (-1)	1,230 (-4%)	2mo	$85,000	$69	81
220 Robin Hood Dr #220	0.23mi	3/2.0	1,352 (+5%)	0mo	$187,500	$139	80
104 Robin Hood Dr	0.42mi	3/2.0	1,296 (+1%)	1mo	$239,900	$185	79
75 Hilton Ave	0.19mi	3/2.0	1,188 (-8%)	0mo	$272,000	$229	78
605 Canterbury Dr	0.16mi	3/2.0	1,372 (+7%)	5mo	$125,000	$91	77
609 Canterbury Dr	0.04mi	2/2.0 (-1)	1,464 (+14%)	1mo	$250,000	$171	70
426 Friar Tuck Dr	0.01mi	2/2.0 (-1)	1,464 (+14%)	2mo	$150,000	$102	69
6 Dow St	0.33mi	3/1.0	1,170 (-9%)	1mo	$190,000	$162	64
802 Nottingham Dr Unit 79-802	0.10mi	2/1.0 (-1)	1,100 (-14%)	2mo	$95,000	$86	61
97 Linden St #4	0.41mi	3/2.0	1,152 (-10%)	4mo	$185,500	$161	60
49 Lindenshire Ave	0.60mi	2/1.0 (-1)	1,204 (-6%)	6mo	$152,000	$126	47

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-36,548
• Equity at exit: $35,039

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-28,036
• Equity at exit: $20,319

Cash invested: $65,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,318 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$98
• HOA: −$900
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $14

Break-even live

Break-even rent $3,300

Max offer price $235,000

Occupancy floor 95%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216B Front St Exeter, NH	4.0	2.0	1700	$3,495	$2.06	2d	1	1.09mi
23 Garfield St Exeter, NH	3.0	2.0	1853	$3,800	$2.05	2d	1	1.28mi

HOA detail

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

Listing history 22 events

1. 2026-06-18
   days on market $235,000 Active 71 DOM
2. 2026-06-17
   days on market $235,000 Active 70 DOM
3. 2026-06-16
   days on market $235,000 Active 69 DOM
4. 2026-06-15
   days on market $235,000 Active 68 DOM
5. 2026-06-13
   days on market $235,000 Active 66 DOM
6. 2026-06-13
   days on market $235,000 Active 65 DOM
7. 2026-06-09
   days on market $235,000 Active 62 DOM
8. 2026-06-08
   days on market $235,000 Active 61 DOM
9. 2026-06-07
   days on market $235,000 Active 60 DOM
10. 2026-06-04
    days on market $235,000 Active 57 DOM
11. 2026-06-03
    days on market $235,000 Active 56 DOM
12. 2026-06-02
    days on market $235,000 Active 55 DOM
13. 2026-06-01
    days on market $235,000 Active 54 DOM
14. 2026-05-31
    days on market $235,000 Active 53 DOM
15. 2026-04-08
    listed $245,000 Active
16. 2005-07-01
    soldstatus $24,500 202-char remark

    Show marketing remark (202 chars)

    IMMACULATE HOME IN 55+ COMMUNITY, NEWER CARPETING AND KITCHEN FLOOR, WATER TANK AND FURNACE, ALL APPLIANCES TO STAY WITH HOME. MANY BUILT INS MAKE THIS A VERY DELIGHTFUL HOME TO SHOW. VERY EASY TO SHOW.

17. 2005-07-01
    soldstatus $24,500

    Show marketing remark (202 chars)

    IMMACULATE HOME IN 55+ COMMUNITY, NEWER CARPETING AND KITCHEN FLOOR, WATER TANK AND FURNACE, ALL APPLIANCES TO STAY WITH HOME. MANY BUILT INS MAKE THIS A VERY DELIGHTFUL HOME TO SHOW. VERY EASY TO SHOW.

18. 2005-06-07
    historical 202-char remark

    Show marketing remark (202 chars)

    IMMACULATE HOME IN 55+ COMMUNITY, NEWER CARPETING AND KITCHEN FLOOR, WATER TANK AND FURNACE, ALL APPLIANCES TO STAY WITH HOME. MANY BUILT INS MAKE THIS A VERY DELIGHTFUL HOME TO SHOW. VERY EASY TO SHOW.

19. 2005-05-05
    listed $29,500 202-char remark

    Show marketing remark (202 chars)

    IMMACULATE HOME IN 55+ COMMUNITY, NEWER CARPETING AND KITCHEN FLOOR, WATER TANK AND FURNACE, ALL APPLIANCES TO STAY WITH HOME. MANY BUILT INS MAKE THIS A VERY DELIGHTFUL HOME TO SHOW. VERY EASY TO SHOW.

20. 2001-05-09
    soldstatus $26,000 127-char remark

    Show marketing remark (127 chars)

    VERY WELL MAINTAINED HOME WITH RAMP IN "OVER 55" PARK. NEWER CARPETING, WATER TANK AND FURNACE. LITTLE NOTICE NEEDED.

21. 2001-04-24
    historical 127-char remark

    Show marketing remark (127 chars)

    VERY WELL MAINTAINED HOME WITH RAMP IN "OVER 55" PARK. NEWER CARPETING, WATER TANK AND FURNACE. LITTLE NOTICE NEEDED.

22. 2000-10-22
    listed $29,900 127-char remark

    Show marketing remark (127 chars)

    VERY WELL MAINTAINED HOME WITH RAMP IN "OVER 55" PARK. NEWER CARPETING, WATER TANK AND FURNACE. LITTLE NOTICE NEEDED.

ⓘ 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: $4,525 · $377/mo
• Projected year-2 tax: $4,824 · $402/mo
• Expected delta: +$299/yr (+$25/mo · 6.6%)

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

Taxation est. · year 1

• Rental income: $39,815
• − Mortgage interest: −$13,164
• − Property taxes: −$4,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − HOA: −$10,800
• − Depreciation: −$6,836
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $899/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

+719.4% since first listed

8 events — show timeline

• 2026-04-08 Listed $245,000 PrimeMLS
• 2005-07-01 Sold (Public Records) $24,500 Public Records
• 2005-07-01 Sold (MLS) $24,500 PrimeMLS
• 2005-06-07 Delisted — PrimeMLS
• 2005-05-05 Listed $29,500 PrimeMLS
• 2001-05-09 Sold (MLS) $26,000 PrimeMLS
• 2001-04-24 Delisted — PrimeMLS
• 2000-10-22 Listed $29,900 PrimeMLS

Property tax history

+3.9%/yr

Latest (2025): $4,525 · +5.5% YoY. Source: county tax records.