214 Robin Hood Dr · Exeter, NH 03833

$244,000

2 bd · 2.5 ba · 1,426 sqft · Manufactured public records · 80 Days on market

Built 2018 Est $244k · at est.

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Welcome to your peaceful retreat in one of Exeter's most desirable 55+ communities! This newer 2-bedroom, 2 full bath mobile home offers comfort, style, and stunning views of the Exeter River right in your backyard. Step inside to discover a spacious open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or simply enjoying everyday living. The kitchen features ample cabinet space and modern finishes, while large windows throughout the home bring in natural light and showcase the beautiful riverside scenery. Enjoy your morning coffee or unwind in the evening with serene views of the river from your private outdoor space. The primary bedroom includes a full bath with step in shower for added convenience, and the second bedroom is perfect for guests or a home office. Located close to local shops, dining, and downtown Exeter, this home combines peaceful, low-maintenance living with easy access to everything you need. Don't miss this rare opportunity to enjoy tranquil riverfront living in a welcoming 55+ community! Showings to begin at the open houses Saturday 4/26 11-1 and Sunday 4/27 11-1.

Key facts

• Large windows
• Updated kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• ABUNDANT CABINET SPACE
• LARGE WINDOWS
• VIEWS OF THE EXETER RIVER
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Located in River Run mobile park

Exterior

• Parking: Paved driveway
• Utilities: Metered water; Community sewer; 100 Amp electric; Cable internet available; Cable service available; LP/Bottle gas service available; Phone service available
• Home design: Double wide (manufactured) home; Existing construction; 2018 year built
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: River frontage/near river; Privately maintained road frontage (approx. 100' road frontage)

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heat; Central air conditioning
• Interior features: 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $244k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $229k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.

Recommended offer $229,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $243,846
• 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	0.01mi	3/2.0 (+1)	1,352 (-5%)	0mo	$187,500	$139	83
609 Canterbury Dr	0.21mi	2/2.0	1,464 (+3%)	1mo	$250,000	$171	83
426 Friar Tuck Dr	0.26mi	2/2.0	1,464 (+3%)	2mo	$150,000	$102	79
605 Canterbury Dr	0.09mi	3/2.0 (+1)	1,372 (-4%)	5mo	$125,000	$91	78
104 Robin Hood Dr	0.17mi	3/2.0 (+1)	1,296 (-9%)	1mo	$239,900	$185	69
105 Linden St	0.18mi	3/2.0 (+1)	1,350 (-5%)	10mo	$400,000	$296	67
23 Juniper St	0.28mi	3/2.0 (+1)	1,344 (-6%)	6mo	$260,000	$193	66
204 RobinHood Dr	0.01mi	3/2.0 (+1)	1,248 (-12%)	8mo	$230,000	$184	65
1007 Camelot Dr	0.21mi	2/2.0	1,276 (-10%)	8mo	$100,000	$78	64
28 Wayland Cir	0.38mi	3/2.0 (+1)	1,342 (-6%)	7mo	$168,000	$125	60
807 Nottingham Dr	0.26mi	2/1.5	1,230 (-14%)	2mo	$85,000	$69	60
6 Wanda Ln	0.25mi	3/2.0 (+1)	1,296 (-9%)	10mo	$255,000	$197	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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-4,913
• Equity at exit: $36,381

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $40,538
• Equity at exit: $21,097

Cash invested: $68,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,901 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$368 /mo · $4,418/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $542

Break-even live

Break-even rent $2,214

Max offer price $244,000

Occupancy floor 76%

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Garfield St Exeter, NH	3.0	2.0	1853	$3,800	$2.05	1d	1	1.16mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	1d	1	1.20mi
74 Park St Exeter, NH	3.0	2.0	1814	$3,800	$2.09	1d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $244,000 Active 80 DOM
2. 2026-06-17
   days on market $244,000 Active 79 DOM
3. 2026-06-16
   days on market $244,000 Active 78 DOM
4. 2026-06-15
   days on market $244,000 Active 77 DOM
5. 2026-06-13
   days on market $244,000 Active 75 DOM
6. 2026-06-13
   days on market $244,000 Active 74 DOM
7. 2026-06-09
   days on market $244,000 Active 71 DOM
8. 2026-06-08
   days on market $244,000 Active 70 DOM
9. 2026-06-07
   days on market $244,000 Active 69 DOM
10. 2026-06-04
    days on market $244,000 Active 66 DOM
11. 2026-06-03
    days on market $244,000 Active 65 DOM
12. 2026-06-02
    days on market $244,000 Active 64 DOM
13. 2026-06-01
    days on market $244,000 Active 63 DOM
14. 2026-05-31
    days on market $244,000 Active 62 DOM
15. 2026-05-05
    price $244,000
16. 2026-03-30
    listed $249,000 Active
17. 2025-06-30
    soldstatus $237,500 Closed 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to your peaceful retreat in one of Exeter's most desirable 55+ communities! This newer 2-bedroom, 2 full bath mobile home offers comfort, style, and stunning views of the Exeter River right in your backyard. Step inside to discover a spacious open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or simply enjoying everyday living. The kitchen features ample cabinet space and modern finishes, while large windows throughout the home bring in natural light and showcase the beautiful riverside scenery. Enjoy your morning coffee or unwind in the evening with serene views of the river from your private outdoor space. The primary bedroom includes a full bath with step in shower for added convenience, and the second bedroom is perfect for guests or a home office. Located close to local shops, dining, and downtown Exeter, this home combines peaceful, low-maintenance living with easy access to everything you need. Don't miss this rare opportunity to enjoy tranquil riverfront living in a welcoming 55+ community! Showings to begin at the open houses Saturday 4/26 11-1 and Sunday 4/27 11-1.

18. 2025-05-10
    status Pending 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to your peaceful retreat in one of Exeter's most desirable 55+ communities! This newer 2-bedroom, 2 full bath mobile home offers comfort, style, and stunning views of the Exeter River right in your backyard. Step inside to discover a spacious open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or simply enjoying everyday living. The kitchen features ample cabinet space and modern finishes, while large windows throughout the home bring in natural light and showcase the beautiful riverside scenery. Enjoy your morning coffee or unwind in the evening with serene views of the river from your private outdoor space. The primary bedroom includes a full bath with step in shower for added convenience, and the second bedroom is perfect for guests or a home office. Located close to local shops, dining, and downtown Exeter, this home combines peaceful, low-maintenance living with easy access to everything you need. Don't miss this rare opportunity to enjoy tranquil riverfront living in a welcoming 55+ community! Showings to begin at the open houses Saturday 4/26 11-1 and Sunday 4/27 11-1.

19. 2025-04-21
    listed $239,900 Active 1162-char remark

    Show marketing remark (1162 chars)

    Welcome to your peaceful retreat in one of Exeter's most desirable 55+ communities! This newer 2-bedroom, 2 full bath mobile home offers comfort, style, and stunning views of the Exeter River right in your backyard. Step inside to discover a spacious open-concept layout that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or simply enjoying everyday living. The kitchen features ample cabinet space and modern finishes, while large windows throughout the home bring in natural light and showcase the beautiful riverside scenery. Enjoy your morning coffee or unwind in the evening with serene views of the river from your private outdoor space. The primary bedroom includes a full bath with step in shower for added convenience, and the second bedroom is perfect for guests or a home office. Located close to local shops, dining, and downtown Exeter, this home combines peaceful, low-maintenance living with easy access to everything you need. Don't miss this rare opportunity to enjoy tranquil riverfront living in a welcoming 55+ community! Showings to begin at the open houses Saturday 4/26 11-1 and Sunday 4/27 11-1.

20. 2019-04-15
    soldstatus $167,000 Closed 641-char remark

    Show marketing remark (641 chars)

    Considering down sizing. Why sacrifice quality. This home offers you a private Master bdrm with oversized shower unit, add'l bedrom on opposite end with full bath, spacious kitchen fit for a gourmet chef with plenty of cabinets, counter top and large eating area for guests, large porch overlooking the river for your enjoyment, fully applianced including washer and dryer. Actually a very flexible floor plan that with little effort would give a separated living area for your mom and dad with a shared kitchen. Come take a look and you will be pleasantly surprised with its possibilities. 55+ park that allows small dogs and indoor cats.

21. 2019-03-01
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Considering down sizing. Why sacrifice quality. This home offers you a private Master bdrm with oversized shower unit, add'l bedrom on opposite end with full bath, spacious kitchen fit for a gourmet chef with plenty of cabinets, counter top and large eating area for guests, large porch overlooking the river for your enjoyment, fully applianced including washer and dryer. Actually a very flexible floor plan that with little effort would give a separated living area for your mom and dad with a shared kitchen. Come take a look and you will be pleasantly surprised with its possibilities. 55+ park that allows small dogs and indoor cats.

22. 2019-02-08
    listed $174,900 Active 641-char remark

    Show marketing remark (641 chars)

    Considering down sizing. Why sacrifice quality. This home offers you a private Master bdrm with oversized shower unit, add'l bedrom on opposite end with full bath, spacious kitchen fit for a gourmet chef with plenty of cabinets, counter top and large eating area for guests, large porch overlooking the river for your enjoyment, fully applianced including washer and dryer. Actually a very flexible floor plan that with little effort would give a separated living area for your mom and dad with a shared kitchen. Come take a look and you will be pleasantly surprised with its possibilities. 55+ park that allows small dogs and indoor cats.

23. 2001-07-26
    soldstatus $19,900
24. 2001-06-21
    historical
25. 2001-06-20
    listed $19,900

ⓘ 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: $4,418 · $368/mo
• Projected year-2 tax: $4,869 · $406/mo
• Expected delta: +$451/yr (+$38/mo · 10.2%)

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

Taxation est. · year 1

• Rental income: $34,812
• − Mortgage interest: −$13,668
• − Property taxes: −$4,418
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,785
• − Management: −$2,785
• − Depreciation: −$7,098
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $5,827/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

+1126.1% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $244,000 PrimeMLS
• 2026-03-30 Listed $249,000 PrimeMLS
• 2025-06-30 Sold (MLS) $237,500 PrimeMLS
• 2025-05-10 Pending — PrimeMLS
• 2025-04-21 Listed $239,900 PrimeMLS
• 2019-04-15 Sold (MLS) $167,000 PrimeMLS
• 2019-03-01 Pending — PrimeMLS
• 2019-02-08 Listed $174,900 PrimeMLS
• 2001-07-26 Sold (MLS) $19,900 PrimeMLS
• 2001-06-21 Delisted — PrimeMLS
• 2001-06-20 Listed $19,900 PrimeMLS

Property tax history

+31.0%/yr

Latest (2025): $4,418 · +11.0% YoY. Source: county tax records.