614 Canterbury Dr · Exeter, NH 03833

$119,000

2 bd · 1.0 ba · 830 sqft · Manufactured public records · 122 Days on market

Built 1975 Est $133k · 10% under $780/mo HOA · 34% of rent

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Why this score? — see what drove the B- 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 +23.8/30.0
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

Welcome Home to River Run Communities! New Carpets and engineered flooring throughout make this quiet 55+ community just what you are looking for in the Exeter area. This manufactured home has 2 bedrooms and 1 full bath with metal roof, central A/C and heat to keep you cool in the summer and toasty in the winter. Pets are welcome and improvements are currently underway in this community to continue to provide its residents with the best living experience. All appliance shown are included. See attached documents for Park Rules and Regulations. Park approval required. $40 application fee, $60 for couples, is the responsibility of the buyer(s) and is non refundable. Seller Financing Available - Call for Details.

Key facts

• Metal roof
• Covered patio
• Renovated kitchen

Tags

• COVERED PATIO
• METAL ROOF
• VINYL REPLACEMENT WINDOWS
• NEW FRONT DOOR
• RENOVATED KITCHEN
• TILE BACKSPLASH

Property features AI

Finance

• Other: Association documents available (Association Docs, Covenants, Deed, Property Disclosure)
• HOA & community: Monthly park rent and services (Park Rent, Plowing, Sewer, Trash) included in a monthly fee; Monthly fee amount indicated; One-time buy-in fee required; Community amenities include clubhouse and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public sewer; Community/private metered water; 200 amp electric service; Cable internet available; Cable on site; Fuel company: Haffener
• Home design: Single-wide manufactured home; Single-level; Blue exterior; Metal roof; Year built 1975; Mobile home located in River Run MHC (park approved)
• Construction: Aluminum siding; Manufactured home construction
• Exterior features: Level lot; Near shopping; In a neighborhood; Near hospital; Paved driveway; Privately maintained paved road frontage

Interior

• Kitchen: Dishwasher; Electric range with exhaust hood; Refrigerator
• Flooring: Carpet; Vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms; Carpet and vinyl plank flooring
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $119k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.95% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $132,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Friar Tuck Dr	0.10mi	2/1.0	792 (-5%)	10mo	$64,000	$81	80
23 Sumac St	0.16mi	2/2.0	880 (+6%)	2mo	$195,000	$222	77
9 Alder St	0.32mi	2/1.0	784 (-6%)	8mo	$99,900	$127	69
709 Nottingham Dr #709	0.04mi	2/1.5	952 (+15%)	4mo	$99,000	$104	68
3 Lindenshire Ave	0.48mi	2/1.0	814 (-2%)	11mo	$130,000	$160	65
133 Robin Hood Dr	0.07mi	2/1.5	952 (+15%)	7mo	$55,000	$58	65
208 Robin Hood Dr	0.21mi	2/1.0	944 (+14%)	5mo	$55,000	$58	63
10 Alder St	0.34mi	2/1.0	924 (+11%)	6mo	$150,000	$162	60
2 Lilac St	0.52mi	2/2.0	924 (+11%)	10mo	$218,000	$236	45
1 Hilton Ave	0.49mi	2/2.0	924 (+11%)	12mo	$150,000	$162	45
28 Morton St	0.52mi	2/2.0	924 (+11%)	12mo	$160,000	$173	42
10 Cherry St	0.57mi	3/1.0 (+1)	924 (+11%)	11mo	$101,000	$109	41

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: -3.3%
• Equity multiple: 0.87×
• Total profit: $-4,180
• Equity at exit: $17,743

10-year hold

• IRR: 6.8%
• Equity multiple: 1.52×
• Total profit: $17,239
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$50
• HOA: −$780
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $229

Break-even live

Break-even rent $2,031

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• 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	1.15mi
69 Winter St Exeter, NH	1.0	1.0	1100	$1,900	$1.73	2d	1	1.27mi

HOA detail

• Monthly dues: $780 · $9,360/yr

Listing history 30 events

1. 2026-06-18
   days on market $119,000 Active 122 DOM
2. 2026-06-17
   days on market $119,000 Active 121 DOM
3. 2026-06-16
   days on market $119,000 Active 120 DOM
4. 2026-06-15
   days on market $119,000 Active 119 DOM
5. 2026-06-13
   days on market $119,000 Active 117 DOM
6. 2026-06-13
   days on market $119,000 Active 116 DOM
7. 2026-06-09
   days on market $119,000 Active 113 DOM
8. 2026-06-08
   days on market $119,000 Active 112 DOM
9. 2026-06-07
   days on market $119,000 Active 111 DOM
10. 2026-06-04
    days on market $119,000 Active 108 DOM
11. 2026-06-03
    days on market $119,000 Active 107 DOM
12. 2026-06-02
    days on market $119,000 Active 106 DOM
13. 2026-06-01
    days on market $119,000 Active 105 DOM
14. 2026-05-31
    days on market $119,000 Active 104 DOM
15. 2026-05-21
    price $119,000
16. 2026-02-16
    listed $129,000 Active
17. 2025-09-06
    price $135,000
18. 2025-07-31
    price $145,000
19. 2023-01-20
    soldstatus $50,000 Closed 718-char remark

    Show marketing remark (718 chars)

    Welcome Home to River Run Communities! New Carpets and engineered flooring throughout make this quiet 55+ community just what you are looking for in the Exeter area. This manufactured home has 2 bedrooms and 1 full bath with metal roof, central A/C and heat to keep you cool in the summer and toasty in the winter. Pets are welcome and improvements are currently underway in this community to continue to provide its residents with the best living experience. All appliance shown are included. See attached documents for Park Rules and Regulations. Park approval required. $40 application fee, $60 for couples, is the responsibility of the buyer(s) and is non refundable. Seller Financing Available - Call for Details.

20. 2023-01-12
    historical Active with Contract 718-char remark

    Show marketing remark (718 chars)

    Welcome Home to River Run Communities! New Carpets and engineered flooring throughout make this quiet 55+ community just what you are looking for in the Exeter area. This manufactured home has 2 bedrooms and 1 full bath with metal roof, central A/C and heat to keep you cool in the summer and toasty in the winter. Pets are welcome and improvements are currently underway in this community to continue to provide its residents with the best living experience. All appliance shown are included. See attached documents for Park Rules and Regulations. Park approval required. $40 application fee, $60 for couples, is the responsibility of the buyer(s) and is non refundable. Seller Financing Available - Call for Details.

21. 2022-11-23
    listed $60,000 Active - Delayed Showings 718-char remark

    Show marketing remark (718 chars)

    Welcome Home to River Run Communities! New Carpets and engineered flooring throughout make this quiet 55+ community just what you are looking for in the Exeter area. This manufactured home has 2 bedrooms and 1 full bath with metal roof, central A/C and heat to keep you cool in the summer and toasty in the winter. Pets are welcome and improvements are currently underway in this community to continue to provide its residents with the best living experience. All appliance shown are included. See attached documents for Park Rules and Regulations. Park approval required. $40 application fee, $60 for couples, is the responsibility of the buyer(s) and is non refundable. Seller Financing Available - Call for Details.

22. 2020-03-27
    soldstatus $7,500 Closed
23. 2020-03-06
    status Pending
24. 2020-02-22
    listed $9,900 Active
25. 2017-03-08
    soldstatus $11,000 Closed
26. 2017-01-29
    historical Active with Contract
27. 2016-11-11
    listed $17,000 Active
28. 2004-06-04
    soldstatus $13,000
29. 2004-04-23
    historical
30. 2003-07-23
    listed $12,900

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $2,202 · $184/mo
• Expected delta: +$392/yr (+$33/mo · 21.7%)

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

Taxation est. · year 1

• Rental income: $27,851
• − Mortgage interest: −$6,666
• − Property taxes: −$1,810
• − Insurance: −$595
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − HOA: −$9,360
• − Depreciation: −$3,462
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,388/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

+822.5% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $119,000 PrimeMLS
• 2026-02-16 Listed $129,000 PrimeMLS
• 2025-09-06 Price Changed $135,000 PrimeMLS
• 2025-07-31 Price Changed $145,000 PrimeMLS
• 2023-01-20 Sold (MLS) $50,000 PrimeMLS
• 2023-01-12 Contingent — PrimeMLS
• 2022-11-23 Listed $60,000 PrimeMLS
• 2020-03-27 Sold (MLS) $7,500 PrimeMLS
• 2020-03-06 Pending — PrimeMLS
• 2020-02-22 Listed $9,900 PrimeMLS
• 2017-03-08 Sold (MLS) $11,000 PrimeMLS
• 2017-01-29 Contingent — PrimeMLS
• 2016-11-11 Listed $17,000 PrimeMLS
• 2004-06-04 Sold (MLS) $13,000 PrimeMLS
• 2004-04-23 Delisted — PrimeMLS
• 2003-07-23 Listed $12,900 PrimeMLS

Property tax history

+22.2%/yr

Latest (2025): $1,810 · +5.4% YoY. Source: county tax records.