303 Friar Tuck Dr · Exeter, NH 03833

$85,000

1 bd · 1.0 ba · 1,198 sqft · Manufactured public records · 271 Days on market

Built 1971 Est $151k · 44% under $905/mo HOA · 44% 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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.2/10.0
• 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

Dont let the age fool you! This 1,200+/- sq ft. home is meticously maintained w/ updated kitchen w/ dishwasher & island, flooring in kitchen & bath, carpet, windows and roof. The living room is large enough for all the family gatherings, in addition to a family room + den/computer room. You really need to see it to believe it!

Key facts

• Recent upgrades
• Large living room
• New dishwasher

Tags

• CLOSE TO DOWNTOWN EXETER
• LARGE LIVING ROOM
• BRIGHT SUNROOM
• RECENT UPGRADES
• NEW VINYL PLANK FLOORING
• NEW DISHWASHER

Property features AI

Finance

• Other: Mobile home located in River Run Mobile Home Community (park-approved)
• HOA & community: Monthly park rent and services included in association fee; Association amenities include club house and trash removal; One-time fees required (details apply)

Exterior

• Parking: Paved driveway
• Utilities: Public sewer; Community water; 100 Amp service with circuit breakers; Cable internet available
• Home design: Manufactured home (Manuf/Mobile style); Single-story (all listed rooms on main level); Entry faces unspecified
• Construction: Built in 1971; Aluminum siding; Membrane roof; Manufactured home construction
• Exterior features: Paved driveway; Interior lot; Landscaped; Leased lot; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Multi-fuel heating with pellet stove; Hot air heating
• Interior features: Seven total rooms; Sunroom; Breezeway
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $-4 ($-43/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $85k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; HOA is 44% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (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 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 2.42% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $150,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Nottingham Dr	0.13mi	2/1.5 (+1)	1,230 (+3%)	2mo	$85,000	$69	81
802 Nottingham Dr Unit 79-802	0.06mi	2/1.0 (+1)	1,100 (-8%)	2mo	$95,000	$86	77
911 Camelot Dr	0.03mi	2/1.5 (+1)	1,092 (-9%)	1mo	$117,500	$108	76
900B Maid Marion Dr	0.11mi	2/1.0 (+1)	1,116 (-7%)	9mo	$96,000	$86	71
1007 Camelot Dr	0.07mi	2/2.0 (+1)	1,276 (+6%)	8mo	$100,000	$78	70
311 Friar Tuck Dr	0.10mi	2/2.0 (+1)	1,088 (-9%)	2mo	$78,000	$72	70
308 Friar Tuck Dr	0.14mi	2/1.0 (+1)	1,050 (-12%)	8mo	$135,000	$129	61
49 Lindenshire Ave	0.60mi	2/1.0 (+1)	1,204 (+0%)	6mo	$152,000	$126	61
51 Alder St	0.26mi	2/2.0 (+1)	1,064 (-11%)	3mo	$180,000	$169	58
405 King Arthur Ct	0.26mi	2/2.0 (+1)	1,300 (+8%)	12mo	$210,000	$162	55
32 Lindenshire Ave	0.53mi	2/2.0 (+1)	1,152 (-4%)	7mo	$200,000	$174	54
105 Robinhood Dr	0.30mi	2/2.0 (+1)	1,087 (-9%)	13mo	$210,000	$193	51

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: $-13,328
• Equity at exit: $12,674

10-year hold

• IRR: -5.7%
• Equity multiple: 0.61×
• Total profit: $-9,166
• Equity at exit: $7,349

Cash invested: $23,800 (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: 143
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$190 /mo · $2,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$905
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-4

Break-even live

Break-even rent $2,065

Max offer price $84,371

Occupancy floor 95%

Sensitivity live

Price	-10% $45	-5% $20	+0% $-4	+5% $-28	+10% $-52
Rent	-10% $-166	-5% $-85	+0% $-4	+5% $78	+10% $159
Rate	-1.0pp $39	-0.5pp $18	base $-4	+0.5pp $-26	+1.0pp $-48

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Front St Exeter, NH	2.0	1.0	720	$2,600	$3.61	17d	1	1.19mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	0d	1	1.31mi

HOA detail

• Monthly dues: $905 · $10,860/yr

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 271 DOM
2. 2026-06-18
   days on market $85,000 Active 268 DOM
3. 2026-06-17
   days on market $85,000 Active 267 DOM
4. 2026-06-16
   days on market $85,000 Active 266 DOM
5. 2026-06-15
   days on market $85,000 Active 265 DOM
6. 2026-06-13
   days on market $85,000 Active 263 DOM
7. 2026-06-13
   days on market $85,000 Active 262 DOM
8. 2026-06-09
   days on market $85,000 Active 259 DOM
9. 2026-06-08
   days on market $85,000 Active 258 DOM
10. 2026-06-07
    days on market $85,000 Active 257 DOM
11. 2026-06-04
    days on market $85,000 Active 254 DOM
12. 2026-06-03
    days on market $85,000 Active 253 DOM
13. 2026-06-02
    days on market $85,000 Active 252 DOM
14. 2026-06-01
    days on market $85,000 Active 251 DOM
15. 2026-05-31
    days on market $85,000 Active 250 DOM
16. 2026-04-22
    price $85,000
17. 2025-11-13
    price $99,000
18. 2025-09-23
    listed $115,000 Active
19. 2012-04-16
    soldstatus $25,000 340-char remark

    Show marketing remark (340 chars)

    Dont let the age fool you! This 1,200+/- sq ft. home is meticously maintained w/ updated kitchen w/ dishwasher & island, flooring in kitchen & bath, carpet, windows and roof. The living room is large enough for all the family gatherings, in addition to a family room + den/computer room. You really need to see it to believe it!

20. 2012-03-05
    listed $27,900 340-char remark

    Show marketing remark (340 chars)

    Dont let the age fool you! This 1,200+/- sq ft. home is meticously maintained w/ updated kitchen w/ dishwasher & island, flooring in kitchen & bath, carpet, windows and roof. The living room is large enough for all the family gatherings, in addition to a family room + den/computer room. You really need to see it to believe it!

ⓘ 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: $2,274 · $190/mo
• Projected year-2 tax: $2,274 · $190/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,724
• − Mortgage interest: −$4,761
• − Property taxes: −$2,274
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$10,860
• − Depreciation: −$2,473
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $123/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

+204.7% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $85,000 PrimeMLS
• 2025-11-13 Price Changed $99,000 PrimeMLS
• 2025-09-23 Listed $115,000 PrimeMLS
• 2012-04-16 Sold (MLS) $25,000 PrimeMLS
• 2012-03-05 Listed $27,900 PrimeMLS

Property tax history

+11.5%/yr

Latest (2025): $2,274 · +5.5% YoY. Source: county tax records.