105 Eagle Ledge Loop · Conway, NH 03813

$135,000

2 bd · 2.0 ba · 1,068 sqft · Manufactured public records · 16 Days on market

Built 1989 Est $119k · 14% over $650/mo HOA · 34% 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 +13.2/30.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks

WELCOME TO MOUNTAINVALE, A 55 AND OLDER COMMUNITY. LOCATION, LOCATION, LOCATION. .. Beautifully maintained two bedroom, two bath home on a lovely, private corner lot with nice landscaping. An additon creates a great space for a den or office. Wood and propane stoves add to the warmth of the home in those cold winter months. Updates and replacements include flooring, painting, counter, stovetop, Old Hickory shed and venting. Located close to the heart of North Conway, for tax free shopping, dining, and entertainment. Four seasons of fun-river floats in the summer, leaf peeping in the fall, skiing and snowmobiling/snow shoeing trails in the winter and beautiful hiking year-round. A bonus, you

Key facts

• Tax free shopping
• Old hickory shed
• Private corner lot

Tags

• PRIVATE CORNER LOT
• WOOD AND PROPANE STOVES
• OLD HICKORY SHED
• CLOSE TO NORTH CONWAY
• TAX FREE SHOPPING
• DINING AND ENTERTAINMENT

Property features AI

Finance

• HOA & community: Monthly park/HOA fee of $650

Exterior

• Parking: Paved driveway
• Utilities: Community water; Community sewer; 100 Amp electric; Cable available; Propane (LP/Bottle) available; High-speed internet available
• Home design: Manufactured/Mobile home; Existing construction; Facing information not provided; Entry level information not provided
• Construction: Vinyl siding; Shingle roof; Built in 1989; Mobile model: 7014 Hampshire 5195; Mobile serial number: 2216-0286Z; Located in Mountainvale mobile park (park approval: yes)
• Exterior features: Corner lot; Landscaped; Level lot; Near shopping; Near skiing; Near snowmobile trails; Private road frontage (40' frontage)

Interior

• Kitchen: Kitchen with gas cooktop; Double oven; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms on the main level, including one bedroom with a private bath
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wood stove
• Interior features: 5 total rooms; Den; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-3 ($-32/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (0.4% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.0% in Conway — 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 74/100 on livability (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $135k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $118,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Eagle Ledge Loop	0.03mi	2/2.0	1,064 (-0%)	1mo	$89,000	$84	97
78 Fox Hill Ln	0.13mi	2/2.0	1,080 (+1%)	12mo	$175,000	$162	82
14 Goldfinch Ln	0.17mi	2/2.0	1,008 (-6%)	5mo	$120,000	$119	78
123 Fox Hill Ln	0.13mi	2/2.0	1,118 (+5%)	10mo	$115,000	$103	78
53 Fox Hill Ln	0.07mi	3/2.0 (+1)	1,035 (-3%)	15mo	$115,000	$111	74
19 Eagle Ledge Loop	0.12mi	2/1.5	924 (-14%)	1mo	$75,000	$81	70
50 Eagle Ledge Loop	0.12mi	2/1.0	924 (-14%)	2mo	$35,900	$39	67
74 Eagle Ledge Loop	0.06mi	2/1.0	920 (-14%)	12mo	$113,900	$124	60
92 Fox Hill Ln	0.15mi	2/2.0	924 (-14%)	14mo	$76,000	$82	59
38 Loon Mountain Ln	0.09mi	2/1.0	924 (-14%)	14mo	$70,000	$76	58
29 Eagle Ledge Loop	0.11mi	2/2.0	946 (-11%)	23mo	$132,500	$140	57
27 Wildwood Way	0.18mi	2/2.0	924 (-14%)	18mo	$110,000	$119	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $73,733
• Equity at exit: $121,619

10-year hold

• IRR: 21.6%
• Equity multiple: 6.77×
• Total profit: $218,021
• Equity at exit: $262,275

Cash invested: $37,800 (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 03813

• Home prices YoY: 5.4%
• Active inventory: 28
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$56
• HOA: −$650
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-3

Break-even live

Break-even rent $1,903

Max offer price $134,527

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $36	+0% $-3	+5% $-41	+10% $-79
Rent	-10% $-153	-5% $-78	+0% $-3	+5% $72	+10% $147
Rate	-1.0pp $65	-0.5pp $32	base $-3	+0.5pp $-38	+1.0pp $-73

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-18
   days on market $135,000 Active 14 DOM
3. 2026-06-17
   days on market $135,000 Active 13 DOM
4. 2026-06-16
   days on market $135,000 Active 12 DOM
5. 2026-06-15
   days on market $135,000 Active 11 DOM
6. 2026-06-13
   days on market $135,000 Active 9 DOM
7. 2026-06-12
   days on market $135,000 Active 8 DOM
8. 2026-06-09
   days on market $135,000 Active 5 DOM
9. 2026-06-08
   days on market $135,000 Active 4 DOM
10. 2026-06-07
    days on market $135,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $135,000 Active 2 DOM

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $2,007 · $167/mo
• Expected delta: +$936/yr (+$78/mo · 87.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,797
• − Mortgage interest: −$7,562
• − Property taxes: −$1,071
• − Insurance: −$675
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$7,800
• − Depreciation: −$3,927
• Taxable loss: −$1,886
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $421/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,897

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 11% Slovak 10% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.27%
• Current HPI: 417.7399
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+206.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $135,000 PrimeMLS
• 2006-06-09 Sold (Public Records) $44,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,071 · +2.0% YoY. Source: county tax records.