27 Hayes Park · Exeter, NH 03833

$229,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 2020 Est $206k · 11% over $570/mo HOA · 20% 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 +14.4/30.0
• 1% rule +7.2/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• DSCR +4.4/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

Key facts

• Built 2020
• Listed 36 days

Property features AI

Finance

• Other: Located in Hayes Park (mobile park approved)
• Financial info: Not specified
• HOA & community: Monthly park/HOA fee of $570; Fee includes snow plowing, trash, and park rent

Exterior

• Parking: Paved driveway
• Security: Not specified
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Manufactured/mobile home; Existing construction
• Construction: Wood siding exterior; Asphalt shingle roof; Built in 2020
• Exterior features: Trail/near trail nearby; Near shopping

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $45 ($535/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Zoned schools: Lincoln Street Elementary School (math 47% / reading 57%, grade C-, #82 of 263 statewide, top 34%, 424 students, 15% FRL); Cooperative Middle School (math 39% / reading 60%, grade C, #24 of 96 statewide, top 26%, 951 students, 9% FRL); Exeter High School (math 58% / reading 77%, grade B, #10 of 90 statewide, top 11%, 1,447 students, 6% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 36 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $72k; list at $229k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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: 1.22% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $206,052
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Hayes Park	0.07mi	3/1.0 (+1)	920 (-0%)	7mo	$145,000	$158	85
17 Hayes Park #17	0.04mi	2/1.5	944 (+2%)	11mo	$177,000	$188	84
100 Hayes Park	0.14mi	2/2.0	924 (0%)	13mo	$255,000	$276	79
101 Hayes Park	0.14mi	2/1.5	920 (-0%)	15mo	$275,000	$299	78
41 Hayes Mobile Home Park	0.09mi	2/1.5	840 (-9%)	1mo	$222,000	$264	78
76 Hayes Park	0.11mi	2/1.0	896 (-3%)	19mo	$179,000	$200	74
80 Hayes Mh Park	0.13mi	2/1.0	1,024 (+11%)	14mo	$200,000	$195	64
77 Hayes Park	0.07mi	2/2.0	1,056 (+14%)	9mo	$235,000	$223	62
83 Hayes Park Rd	0.08mi	2/2.0	1,056 (+14%)	12mo	$240,000	$227	59

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-33,867
• Equity at exit: $34,145

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-24,197
• Equity at exit: $19,800

Cash invested: $64,120 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,804 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$304 /mo · $3,651/yr
• Insurance: −$95
• HOA: −$570
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $45

Break-even live

Break-even rent $2,748

Max offer price $229,000

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $109	+0% $45	+5% $-20	+10% $-85
Rent	-10% $-177	-5% $-66	+0% $45	+5% $155	+10% $266
Rate	-1.0pp $160	-0.5pp $103	base $45	+0.5pp $-15	+1.0pp $-75

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Water St #203 Exeter, NH	2.0	2.0	1071	$4,700	$4.39	0d	1	0.38mi
68 Park St Unit 4 Exeter, NH	1.0	1.0	564	$1,675	$2.97	0d	1	0.68mi
50 Brookside Dr Unit G5 Exeter, NH	2.0	2.0	958	$2,500	$2.61	18d	1	0.70mi
50 Brookside Dr Unit A7 Exeter, NH	2.0	2.0	958	$2,500	$2.61	0d	1	0.70mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	0d	1	0.94mi
162 Front St Exeter, NH	2.0	1.0	720	$2,600	$3.61	18d	1	1.03mi

HOA detail

• Monthly dues: $570 · $6,840/yr

Listing history 32 events

1. 2026-06-21
   days on market $229,000 Active 36 DOM
2. 2026-06-18
   days on market $229,000 Active 33 DOM
3. 2026-06-17
   days on market $229,000 Active 32 DOM
4. 2026-06-16
   days on market $229,000 Active 31 DOM
5. 2026-06-15
   days on market $229,000 Active 30 DOM
6. 2026-06-13
   days on market $229,000 Active 28 DOM
7. 2026-06-13
   days on market $229,000 Active 27 DOM
8. 2026-06-10
   price $229,000 Active 24 DOM
9. 2026-06-09
   days on market $239,000 Active 24 DOM
10. 2026-06-08
    days on market $239,000 Active 23 DOM
11. 2026-06-07
    days on market $239,000 Active 22 DOM
12. 2026-06-04
    days on market $239,000 Active 19 DOM
13. 2026-06-03
    days on market $239,000 Active 18 DOM
14. 2026-06-02
    days on market $239,000 Active 17 DOM
15. 2026-06-01
    days on market $239,000 Active 16 DOM
16. 2026-05-31
    days on market $239,000 Active 15 DOM
17. 2026-05-16
    listed $239,000 Active
18. 2026-05-11
    historical $239,000
19. 2025-11-19
    price $239,900
20. 2025-11-12
    price $242,500
21. 2018-10-16
    soldstatus $71,933
22. 2018-10-12
    soldstatus $71,900 Closed 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

23. 2018-10-04
    status Pending 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

24. 2018-09-13
    historical Active with Contract 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

25. 2018-08-28
    status Active 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

26. 2018-08-18
    historical Active with Contract 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

27. 2018-08-12
    listed $73,900 Active 367-char remark

    Show marketing remark (367 chars)

    This meticulous/well kept home is a pleasure to show and is located in the downtown area with shopping/dining/golfing and more just minutes away, with ongoing events in the town center year round. It also offers front and back bedrooms, an open lovely kitchen /dining / living room floor plan, a covered deck for the outdoor enthusiast and more. This is a must see !!

28. 2009-04-28
    soldstatus $59,500
29. 2009-03-02
    listed $65,500
30. 2007-06-15
    soldstatus $75,000
31. 2007-03-19
    listed $79,900
32. 1997-07-01
    soldstatus $42,400

ⓘ 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: $3,651 · $304/mo
• Projected year-2 tax: $4,322 · $360/mo
• Expected delta: +$671/yr (+$56/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $33,647
• − Mortgage interest: −$12,828
• − Property taxes: −$3,651
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,692
• − Management: −$2,692
• − HOA: −$6,840
• − Depreciation: −$6,662
• Taxable loss: −$2,862
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $1,221/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

+463.7% since first listed

16 events — show timeline

• 2026-05-16 Listed $239,000 PrimeMLS
• 2026-05-11 Coming Soon $239,000 PrimeMLS
• 2025-11-19 Price Changed $239,900 PrimeMLS
• 2025-11-12 Price Changed $242,500 PrimeMLS
• 2018-10-16 Sold (Public Records) $71,933 Public Records
• 2018-10-12 Sold (MLS) $71,900 PrimeMLS
• 2018-10-04 Pending — PrimeMLS
• 2018-09-13 Contingent — PrimeMLS
• 2018-08-28 Relisted — PrimeMLS
• 2018-08-18 Contingent — PrimeMLS
• 2018-08-12 Listed $73,900 PrimeMLS
• 2009-04-28 Sold (MLS) $59,500 PrimeMLS
• 2009-03-02 Listed $65,500 PrimeMLS
• 2007-06-15 Sold (MLS) $75,000 PrimeMLS
• 2007-03-19 Listed $79,900 PrimeMLS
• 1997-07-01 Sold (Public Records) $42,400 Public Records

Property tax history

+12.9%/yr

Latest (2025): $3,651 · +5.5% YoY. Source: county tax records.