9 Mountain Sun Way Unit 21-B · Waterville Valley, NH 03215

$53,900

3 bd · 2.5 ba · 1,706 sqft · Timeshare · 97 Days on market

Built 1987 $574/mo HOA · 18% of rent

---

Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mountain Sun Quarter-shares. .. A GREAT opportunity to enjoy condo ownership of a 3 bedroom unit in Waterville Valley for a FRACTION OF THE COST!!! Owners have use of the unit every 4th week and can join RCI to trade any of those weeks in the RCI network as an additional option. Association fee covers all costs including taxes, utilities, cable, phone, internet, White Mt. Athletic Club Family membership, Tennis membership and cleaning every week! The layout is one of the most desirable with an open concept living/dining/kitchen/family room on living level with all sleeping space upstairs. Owners communicate between each other to trade for different weeks and owners can also rent their weeks of ownership. This is a fantastic value. WMAC-$188trnf

Key facts

• $574 HOA
• Built 1987
• Listed 97 days

Property features AI

Finance

• Other: Association documents available (association docs, covenants, deed, plat/grid map, property disclosure, survey, tax map)
• Financial info: Timeshare / fractional ownership (weeks): 13 weeks; Property is part of a resort and is seasonal
• HOA & community: Quarterly condo fees; Quarterly fee includes cable, cooling, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, trash, water, building maintenance, management, master insurance, storage (indoor) and trash removal; One-time buy-in fee required; Association amenities include building maintenance, common acreage, common heating/cooling, management plan, master insurance, recreation facility, snow removal and indoor storage

Exterior

• Parking: Assigned parking space #21 near stairs/railing
• Utilities: Public water; Public sewer; 200 amp electrical service with circuit breakers; NH Electric service; Underground utilities; Cable internet (Spectrum)
• Home design: Contemporary multi-level condominium; Unit 21-B in Building 1; Built in 1987; Brown exterior; Shingle (asphalt) roof
• Construction: Wood frame construction; Wood siding; Existing structure
• Exterior features: Shared paved driveway; Common acreage (1.83 acres); Landscaped grounds; Level lot; Trail access / near walking trails; Near ski areas and golf course; In-town location

Interior

• Kitchen: Kitchen with range (electric), microwave, refrigerator, dishwasher
• Bedrooms: Two bedrooms on level 2; Master bedroom suite on level 3
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric baseboard heat; Other cooling
• Interior features: Foyer; Family Room; Dining Room; Living Room; Condo development with landscaped grounds, level terrain, near trails and walking paths, valley views
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath timeshare listed at $54k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waterville Valley School District (rural): math 50% / reading 50% proficiency, ranked #98 of 171 in NH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($373 loan paydown + $3k appreciation (6.3% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $14k; list at $54k implies a 285% gain — meaningful room to come down on a strong offer.

Recommended offer $49,049 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 6.02% ✓
• Cap rate: 42.31%
• Cash-on-cash: 128.65%
• DSCR: 6.72
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.96×
• Total profit: $120,058
• Equity at exit: $34,995

10-year hold

• IRR: —
• Equity multiple: 19.09×
• Total profit: $272,999
• Equity at exit: $64,443

Cash invested: $15,092 (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 03215

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $3,246 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$574
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $1,618

Break-even live

Break-even rent $1,198

Max offer price $53,900

Occupancy floor 45%

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	43d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	43d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	43d	1	0.26mi

HOA detail

• Monthly dues: $574 · $6,888/yr
• Likely covers: waterinternetcable

Listing history 18 events

1. 2026-06-18
   days on market $53,900 Active 97 DOM
2. 2026-06-17
   days on market $53,900 Active 96 DOM
3. 2026-06-16
   days on market $53,900 Active 95 DOM
4. 2026-06-15
   days on market $53,900 Active 94 DOM
5. 2026-06-13
   days on market $53,900 Active 92 DOM
6. 2026-06-12
   days on market $53,900 Active 91 DOM
7. 2026-06-09
   days on market $53,900 Active 88 DOM
8. 2026-06-08
   days on market $53,900 Active 87 DOM
9. 2026-06-07
   days on market $53,900 Active 86 DOM
10. 2026-06-05
    days on market $53,900 Active 84 DOM
11. 2026-06-04
    days on market $53,900 Active 82 DOM
12. 2026-06-02
    days on market $53,900 Active 81 DOM
13. 2026-06-01
    days on market $53,900 Active 80 DOM
14. 2026-05-31
    days on market $53,900 Active 79 DOM
15. 2026-03-12
    listed $53,900 Active
16. 2019-07-02
    soldstatus $14,000 Closed 754-char remark

    Show marketing remark (754 chars)

    Mountain Sun Quarter-shares. .. A GREAT opportunity to enjoy condo ownership of a 3 bedroom unit in Waterville Valley for a FRACTION OF THE COST!!! Owners have use of the unit every 4th week and can join RCI to trade any of those weeks in the RCI network as an additional option. Association fee covers all costs including taxes, utilities, cable, phone, internet, White Mt. Athletic Club Family membership, Tennis membership and cleaning every week! The layout is one of the most desirable with an open concept living/dining/kitchen/family room on living level with all sleeping space upstairs. Owners communicate between each other to trade for different weeks and owners can also rent their weeks of ownership. This is a fantastic value. WMAC-$188trnf

17. 2019-06-06
    status Pending 754-char remark

    Show marketing remark (754 chars)

    Mountain Sun Quarter-shares. .. A GREAT opportunity to enjoy condo ownership of a 3 bedroom unit in Waterville Valley for a FRACTION OF THE COST!!! Owners have use of the unit every 4th week and can join RCI to trade any of those weeks in the RCI network as an additional option. Association fee covers all costs including taxes, utilities, cable, phone, internet, White Mt. Athletic Club Family membership, Tennis membership and cleaning every week! The layout is one of the most desirable with an open concept living/dining/kitchen/family room on living level with all sleeping space upstairs. Owners communicate between each other to trade for different weeks and owners can also rent their weeks of ownership. This is a fantastic value. WMAC-$188trnf

18. 2019-04-10
    listed $15,900 Active 754-char remark

    Show marketing remark (754 chars)

    Mountain Sun Quarter-shares. .. A GREAT opportunity to enjoy condo ownership of a 3 bedroom unit in Waterville Valley for a FRACTION OF THE COST!!! Owners have use of the unit every 4th week and can join RCI to trade any of those weeks in the RCI network as an additional option. Association fee covers all costs including taxes, utilities, cable, phone, internet, White Mt. Athletic Club Family membership, Tennis membership and cleaning every week! The layout is one of the most desirable with an open concept living/dining/kitchen/family room on living level with all sleeping space upstairs. Owners communicate between each other to trade for different weeks and owners can also rent their weeks of ownership. This is a fantastic value. WMAC-$188trnf

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,954
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − HOA: −$6,888
• − Depreciation: −$1,568
• Taxable income: $20,168
• Est. tax owed @ 24.0%: −$4,840
• After-tax cash flow: $14,575/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: Waterville Valley School District
• NCES district ID: 3306910
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $66,976
• Composite: 46.42/100
• National rank: #5344
• State rank: #98 of 171 in NH

Livability — Waterville Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 269

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Italian 20% Lithuanian 10% Scotch-Irish 9%
• Foreign-born: 11% · China

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 541.9424
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+239.0% since first listed

4 events — show timeline

• 2026-03-12 Listed $53,900 PrimeMLS
• 2019-07-02 Sold (MLS) $14,000 PrimeMLS
• 2019-06-06 Pending — PrimeMLS
• 2019-04-10 Listed $15,900 PrimeMLS