591 Weirs Blvd #67 · Laconia, NH 03246

$99,900

2 bd · 1.0 ba · 632 sqft · Manufactured public records · 14 Days on market

Built 1956 $508/mo HOA · 30% of rent

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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 +22.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* NEW PRICE * Seeing is believing in this charming Rustic Retreat Near Paugus Bay & Weirs Beach Discover one of the most affordable opportunities to enjoy life in New Hampshire's Lakes Region. Nestled on a peaceful, oversized corner wooded lot with expansion potential in a welcoming, family-friendly seasonal community, this charming 2-bedroom, 1-bath retreat, complete with a versatile bonus office space, offers the perfect blend of comfort, convenience, and lake lifestyle living. Recently updated throughout, the home features a new 120-amp electrical panel, new 60-gallon propane tank, new refrigerator and range hood, freshly painted kitchen cabinets, updated bathroom with a new van

Key facts

• Built 1956
• Listed 14 days

Property features AI

Finance

• Other: Seasonal property; Directions: On Weirs Blvd, turn into association Resort on the Bay, take the first right at the fork, then all the way up the hill at the second fork go right again. Unit 67 is the red unit on the right at the top of the hill. Please note speed limit is very low in association.
• HOA & community: Located in Resort on the Bay community; One-time buy-in fee listed; Seasonal fees apply; Association amenities include beach access and beach rights; Roads are association / privately maintained

Exterior

• Parking: Gravel driveway
• Utilities: Public sewer; Water: Community, drilled well, private, and shared options listed; 100 Amp electric service; High-speed internet available; Cable available; Telephone available
• Home design: Manufactured home (mobile); One story; Red exterior color
• Construction: Wood frame construction; Metal and shingle roof; Built in 1956; Manufactured home (Skyline Trailer, 1967 model), unit/lot #67
• Exterior features: Gravel driveway; Beach access and beach rights; Lake access and nearby lakes; Near country club and golf course; Near paths, shopping, and hospital; Near ATV trail

Interior

• Kitchen: Electric cooktop; Electric stove; Refrigerator
• Bedrooms: Two bedrooms (both on main level)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: No central heat; Wall AC units
• Interior features: Five total rooms; Bonus room; Living room; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 8.3% vs local median 1.8% in Laconia — 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 79/100 on livability (#20 in NH, #2,314 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, commute F.
• Laconia School District (town): math 24% / reading 31% proficiency, ranked #89 of 98 in NH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+21.6%/yr); 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.69% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.14×
• Total profit: $3,784
• Equity at exit: $14,895

10-year hold

• IRR: 18.8%
• Equity multiple: 3.11×
• Total profit: $58,977
• Equity at exit: $8,638

Cash invested: $27,972 (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 03246

• Home prices YoY: -19.8%
• Rents YoY: 21.6%
• Active inventory: 188
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$42
• HOA: −$508
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $169

Break-even live

Break-even rent $1,473

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Lake St Gilford, NH	1.0	1.0	673	$1,650	$2.45	43d	1	1.43mi

HOA detail

• Monthly dues: $508 · $6,096/yr
• Likely covers: electric

Listing history 13 events

1. 2026-06-19
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   days on market $99,900 Active 13 DOM
3. 2026-06-17
   days on market $99,900 Active 12 DOM
4. 2026-06-16
   days on market $99,900 Active 11 DOM
5. 2026-06-16
   price $99,900 Active 10 DOM
6. 2026-06-15
   days on market $109,900 Active 10 DOM
7. 2026-06-14
   days on market $109,900 Active 8 DOM
8. 2026-06-12
   days on market $109,900 Active 7 DOM
9. 2026-06-09
   days on market $109,900 Active 4 DOM
10. 2026-06-08
    days on market $109,900 Active 3 DOM
11. 2026-06-07
    statusdays on market $109,900 Active 2 DOM
12. 2026-06-04
    remarks 695-char remark
13. 2026-06-04
    listed $109,900 Coming Soon 1 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: $1,080 · $90/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$549/yr (+$46/mo · 50.8%)

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

Taxation est. · year 1

• Rental income: $20,236
• − Mortgage interest: −$5,596
• − Property taxes: −$1,080
• − Insurance: −$500
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$6,096
• − Depreciation: −$2,906
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,827/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: Laconia School District
• NCES district ID: 3304140
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $49,155
• Composite: 24.03/100
• National rank: #7770
• State rank: #89 of 98 in NH

Livability — Laconia

• Score: 79/100
• State rank: #20
• US rank: #2314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laconia, NH
• County: Belknap County · 17,103 people
• City population: 17,103
• Metro: Laconia, NH
• Population (ZIP): 17,103
• Household income: $73,241
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 722.0

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 17% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.22%
• Current HPI: 389.8118
• Rent YoY: ▲ 21.59%
• Metro: Laconia, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+685.0% since first listed

6 events — show timeline

• 2026-06-03 Coming Soon $109,900 PrimeMLS
• 2025-07-10 Sold (Public Records) $82,533 Public Records
• 2024-07-16 Price Changed $109,000 PrimeMLS
• 2024-06-26 Price Changed $119,000 PrimeMLS
• 2024-05-28 Price Changed $123,000 PrimeMLS
• 1995-07-05 Sold (Public Records) $14,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,080 · +10.5% YoY. Source: county tax records.