1013 Camelot Dr · Exeter, NH 03833

$70,900

3 bd · 1.5 ba · 924 sqft · Manufactured public records · 191 Days on market

Built 1979 Est $119k · 41% under $950/mo HOA · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

OLD MAN RIVER BACKS UP TO THIS HOME IN SENIOR PARK OFFERING 3 BEDROOMS, 1-1/2 BATHS, 10X16 DECK, STORAGE SHED AND 2 OIL TANKS. * * REDUCED 10K * * for Quick Sale !!

Key facts

• Screened-in porch
• Community clubhouse
• Fire pit area

Tags

• RIVER VIEWS
• DIRECT ACCESS FOR FISHING
• FIRE PIT AREA
• SCREENED-IN PORCH
• EAT-IN KITCHEN
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• HOA & community: Monthly community/park fee; Monthly fee covers park rent, sewer, and trash; One-time fees include a mobile home transfer fee and an additional one-time charge; Community amenities include a clubhouse, common acreage, and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public sewer; Community, metered private water; 100 amp electric service (Unitil); Cable service (Xfinity); High-speed internet available; Underground utilities
• Home design: Single-wide manufactured home; Manufactured/mobile structure; Brown exterior; Metal roof; Built in 1979
• Construction: Aluminum siding; Metal roof; Manufactured home construction
• Exterior features: River frontage and water view of the Exeter River; Shared waterfront rights; Paved driveway; River lot features

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating; Wall air-conditioning units
• Interior features: Five total rooms; Bedroom with private bath
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $71k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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; 1 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 $490 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $34k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $71k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; HOA is 33% of rent.

Recommended offer $62,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.08% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.30%
• DSCR: 2.97
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $119,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Nottingham Dr #709	0.16mi	2/1.5 (-1)	952 (+3%)	4mo	$99,000	$104	79
133 Robin Hood Dr	0.24mi	2/1.5 (-1)	952 (+3%)	7mo	$55,000	$58	73
208 Robin Hood Dr	0.33mi	2/1.0 (-1)	944 (+2%)	5mo	$55,000	$58	70
512 Canterbury Dr	0.21mi	2/1.0 (-1)	984 (+6%)	3mo	$72,900	$74	70
23 Sumac St	0.35mi	2/2.0 (-1)	880 (-5%)	2mo	$195,000	$222	67
10 Alder St	0.52mi	2/1.0 (-1)	924 (0%)	7mo	$150,000	$162	63
308 Friar Tuck Dr	0.21mi	2/1.0 (-1)	1,050 (+14%)	8mo	$135,000	$129	54
12 Cornwall Ave	0.59mi	2/1.0 (-1)	988 (+7%)	2mo	$120,000	$121	52
309 Friar Tuck Dr	0.19mi	2/1.0 (-1)	792 (-14%)	10mo	$64,000	$81	52
1 Hilton Ave	0.67mi	2/2.0 (-1)	924 (0%)	12mo	$150,000	$162	52
2 Lilac St	0.71mi	2/2.0 (-1)	924 (0%)	10mo	$218,000	$236	52
3 Lindenshire Ave	0.64mi	2/1.0 (-1)	814 (-12%)	11mo	$130,000	$160	34

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: 41.8%
• Equity multiple: 2.81×
• Total profit: $35,888
• Equity at exit: $10,571

10-year hold

• IRR: 48.2%
• Equity multiple: 5.74×
• Total profit: $94,191
• Equity at exit: $6,130

Cash invested: $19,852 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$202 /mo · $2,429/yr
• Insurance: −$30
• HOA: −$950
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $733

Break-even live

Break-even rent $1,967

Max offer price $70,900

Occupancy floor 70%

Sensitivity live

Price	-10% $773	-5% $753	+0% $733	+5% $713	+10% $693
Rent	-10% $504	-5% $619	+0% $733	+5% $847	+10% $962
Rate	-1.0pp $769	-0.5pp $751	base $733	+0.5pp $715	+1.0pp $696

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: $17,725
• Closing costs: $2,127
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.38mi

HOA detail

• Monthly dues: $950 · $11,400/yr

Listing history 24 events

1. 2026-06-18
   days on market $70,900 Active 191 DOM
2. 2026-06-17
   days on market $70,900 Active 190 DOM
3. 2026-06-16
   days on market $70,900 Active 189 DOM
4. 2026-06-15
   days on market $70,900 Active 188 DOM
5. 2026-06-13
   pricedays on market $70,900 Active 186 DOM
6. 2026-06-13
   days on market $85,199 Active 185 DOM
7. 2026-06-09
   days on market $85,199 Active 182 DOM
8. 2026-06-08
   days on market $85,199 Active 181 DOM
9. 2026-06-07
   days on market $85,199 Active 180 DOM
10. 2026-06-04
    days on market $85,199 Active 177 DOM
11. 2026-06-03
    days on market $85,199 Active 176 DOM
12. 2026-06-02
    days on market $85,199 Active 175 DOM
13. 2026-06-01
    days on market $85,199 Active 174 DOM
14. 2026-05-31
    days on market $85,199 Active 173 DOM
15. 2026-04-16
    price $85,199
16. 2026-03-12
    price $89,000
17. 2025-12-09
    listed $105,000 Active
18. 2005-10-14
    soldstatus $17,000 169-char remark

    Show marketing remark (169 chars)

    OLD MAN RIVER BACKS UP TO THIS HOME IN SENIOR PARK OFFERING 3 BEDROOMS, 1-1/2 BATHS, 10X16 DECK, STORAGE SHED AND 2 OIL TANKS. * * REDUCED 10K * * for Quick Sale !!

19. 2005-10-12
    soldstatus $17,000
20. 2005-09-08
    historical 169-char remark

    Show marketing remark (169 chars)

    OLD MAN RIVER BACKS UP TO THIS HOME IN SENIOR PARK OFFERING 3 BEDROOMS, 1-1/2 BATHS, 10X16 DECK, STORAGE SHED AND 2 OIL TANKS. * * REDUCED 10K * * for Quick Sale !!

21. 2005-03-30
    listed $19,999 169-char remark

    Show marketing remark (169 chars)

    OLD MAN RIVER BACKS UP TO THIS HOME IN SENIOR PARK OFFERING 3 BEDROOMS, 1-1/2 BATHS, 10X16 DECK, STORAGE SHED AND 2 OIL TANKS. * * REDUCED 10K * * for Quick Sale !!

22. 2000-01-03
    soldstatus $18,850 190-char remark

    Show marketing remark (190 chars)

    OPEN AND SPACIOUS SINGLE WIDE MOBILE HOME. 2 BEDROOM, 1 1/2 BATH CARPORT, DECK AND TWO OUTBUILDINGS. ALL APPLIANCE AND ALL FURNISHINGS IN THE MOBILE HOME STAY. ONE TIME ENTRY FEE OF $575.00.

23. 1999-12-09
    historical 190-char remark

    Show marketing remark (190 chars)

    OPEN AND SPACIOUS SINGLE WIDE MOBILE HOME. 2 BEDROOM, 1 1/2 BATH CARPORT, DECK AND TWO OUTBUILDINGS. ALL APPLIANCE AND ALL FURNISHINGS IN THE MOBILE HOME STAY. ONE TIME ENTRY FEE OF $575.00.

24. 1999-09-09
    listed $21,900 190-char remark

    Show marketing remark (190 chars)

    OPEN AND SPACIOUS SINGLE WIDE MOBILE HOME. 2 BEDROOM, 1 1/2 BATH CARPORT, DECK AND TWO OUTBUILDINGS. ALL APPLIANCE AND ALL FURNISHINGS IN THE MOBILE HOME STAY. ONE TIME ENTRY FEE OF $575.00.

ⓘ 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: $2,429 · $202/mo
• Projected year-2 tax: $2,429 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $34,734
• − Mortgage interest: −$3,972
• − Property taxes: −$2,429
• − Insurance: −$354
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − HOA: −$11,400
• − Depreciation: −$2,063
• Taxable income: $8,959
• Est. tax owed @ 24.0%: −$2,150
• After-tax cash flow: $6,645/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

+289.0% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $85,199 PrimeMLS
• 2026-03-12 Price Changed $89,000 PrimeMLS
• 2025-12-09 Listed $105,000 PrimeMLS
• 2005-10-14 Sold (MLS) $17,000 PrimeMLS
• 2005-10-12 Sold (Public Records) $17,000 Public Records
• 2005-09-08 Delisted — PrimeMLS
• 2005-03-30 Listed $19,999 PrimeMLS
• 2000-01-03 Sold (MLS) $18,850 PrimeMLS
• 1999-12-09 Delisted — PrimeMLS
• 1999-09-09 Listed $21,900 PrimeMLS

Property tax history

+18.3%/yr

Latest (2025): $2,429 · +5.4% YoY. Source: county tax records.