104 Robin Hood Dr · Exeter, NH 03833

$239,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 32 Days on market

Built 2024 Est $209k · 15% over $900/mo HOA · 26% 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 +16.2/30.0
• 1% rule +9.5/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

This truly move-in ready 3-bedroom, 2-bath home, located in a sought-after 55+ community, and built less than two years ago, offers the peace of mind that comes with nearly new construction—featuring a newer roof, furnace, central air, windows, kitchen appliances, washer, and dryer. Thoughtfully designed with a light-filled, open-concept layout, the home centers around a stunning seven-foot kitchen island—perfect for everyday living and entertaining alike. The spacious primary suite includes a large walk-in closet and private en suite bath, while two additional bedrooms and a full bath provide flexibility for guests, hobbies, or a home office. Generous closet space is found thro

Key facts

• Built 2024
• Listed 32 days

Property features AI

Finance

• Other: Located on a privately maintained, paved private road
• HOA & community: Monthly park/community fee of $900; Fee includes park rent, plowing, sewer, and trash

Exterior

• Parking: Paved driveway
• Utilities: Public sewer; Community water; 100 amp electric service; Cable available; High-speed internet available; Propane (LP/Bottle) service available
• Home design: Manufactured/Mobile home; Existing construction; Facing information not provided
• Construction: Vinyl siding; Shingle roof; Built in 2024
• Exterior features: Paved driveway; Near shopping, hospital, and schools; Located in the River Run mobile home park (park approval in place)

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central air conditioning; Propane heating
• Interior features: Five rooms total

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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).
• This rent runs 35% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.45% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $208,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Robin Hood Dr	0.00mi	3/2.0	1,296 (0%)	1mo	$239,900	$185	99
220 Robin Hood Dr #220	0.19mi	3/2.0	1,352 (+4%)	0mo	$187,500	$139	84
605 Canterbury Dr	0.26mi	3/2.0	1,372 (+6%)	5mo	$125,000	$91	73
6 Dow St	0.12mi	3/1.0	1,170 (-10%)	1mo	$190,000	$162	73
97 Linden St #4	0.11mi	3/2.0	1,152 (-11%)	4mo	$185,500	$161	73
28 Wayland Cir	0.38mi	3/2.0	1,342 (+4%)	7mo	$168,000	$125	71
23 Juniper St	0.45mi	3/2.0	1,344 (+4%)	6mo	$260,000	$193	68
75 Hilton Ave	0.44mi	3/2.0	1,188 (-8%)	0mo	$272,000	$229	65
807 Nottingham Dr	0.43mi	2/1.5 (-1)	1,230 (-5%)	2mo	$85,000	$69	63
609 Canterbury Dr	0.38mi	2/2.0 (-1)	1,464 (+13%)	1mo	$250,000	$171	55
426 Friar Tuck Dr	0.43mi	2/2.0 (-1)	1,464 (+13%)	2mo	$150,000	$102	51
49 Lindenshire Ave	0.51mi	2/1.0 (-1)	1,204 (-7%)	6mo	$152,000	$126	50

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-30,105
• Equity at exit: $35,770

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-13,135
• Equity at exit: $20,742

Cash invested: $67,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,479 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$363 /mo · $4,358/yr
• Insurance: −$100
• HOA: −$900
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $128

Break-even live

Break-even rent $3,318

Max offer price $239,900

Occupancy floor 91%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216B Front St Exeter, NH	4.0	2.0	1700	$3,495	$2.06	2d	1	1.12mi
23 Garfield St Exeter, NH	3.0	2.0	1853	$3,800	$2.05	2d	1	1.18mi
74 Park St Exeter, NH	3.0	2.0	1814	$3,800	$2.09	2d	1	1.48mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   historical Active with Contract
3. 2026-04-17
   listed $239,900 Active

ⓘ 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: $4,358 · $363/mo
• Projected year-2 tax: $4,794 · $399/mo
• Expected delta: +$436/yr (+$36/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $41,753
• − Mortgage interest: −$13,438
• − Property taxes: −$4,358
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,340
• − Management: −$3,340
• − HOA: −$10,800
• − Depreciation: −$6,979
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,939/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
• 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

3 events — show timeline

• 2026-05-19 Pending — PrimeMLS
• 2026-04-28 Contingent — PrimeMLS
• 2026-04-17 Listed $239,900 PrimeMLS

Property tax history

+5.4%/yr

Latest (2025): $4,358 · +5.4% YoY. Source: county tax records.