25 Hunting Ridge Rd · Fryeburg, ME 03813

$195,000

3 bd · 1.0 ba · 1,739 sqft · Manufactured public records · 112 Days on market

Built 1975 0.46 ac lot $112/sqft · 40% below area Est $327k · 40% under $22/mo HOA · 1% 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 +21.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This manufactured home offers over 1,500 sq ft of single-level living. It’s conveniently located near the Maine border and the Mount Washington Valley. The home sits on its own 0.46-acre lot with private septic and water from the Rebecca Lane Water System Association. With three bedrooms, one bath, and a spacious living room with a brick hearth makes this home well suited for everyday living. Recent updates add value and reliability. A detached two-car garage with an attached shed offers great storage. An additional shed at the rear provides even more space. Take advantage of this solid opportunity to create a primary home.

Key facts

• Private septic
• Single-level living
• Attached shed

Tags

• SINGLE-LEVEL LIVING
• PRIVATE SEPTIC
• DETACHED TWO-CAR GARAGE
• ATTACHED SHED
• ADDITIONAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#77 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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: 1 comparable units currently listed for rent nearby; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 112 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $326,919
• List price: $195,000
• Delta: -40.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $124,382
• Equity at exit: $175,671

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $351,982
• Equity at exit: $378,842

Cash invested: $54,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 03813

• Home prices YoY: 5.4%
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$81
• HOA: −$22
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $285

Break-even live

Break-even rent $1,639

Max offer price $195,000

Occupancy floor 81%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Harmony Ln #13 Center Conway, NH	2.0	2.0	1064	$2,000	$1.88	43d	1	0.81mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 112 DOM
2. 2026-06-17
   days on market $195,000 Active 111 DOM
3. 2026-06-16
   days on market $195,000 Active 110 DOM
4. 2026-06-15
   days on market $195,000 Active 109 DOM
5. 2026-06-13
   days on market $195,000 Active 107 DOM
6. 2026-06-12
   days on market $195,000 Active 106 DOM
7. 2026-06-09
   days on market $195,000 Active 103 DOM
8. 2026-06-08
   days on market $195,000 Active 102 DOM
9. 2026-06-07
   days on market $195,000 Active 101 DOM
10. 2026-06-07
    days on market $195,000 Active 100 DOM
11. 2026-06-04
    days on market $195,000 Active 97 DOM
12. 2026-06-02
    days on market $195,000 Active 96 DOM
13. 2026-06-01
    days on market $195,000 Active 95 DOM
14. 2026-05-31
    days on market $195,000 Active 94 DOM
15. 2026-02-26
    listed $195,000 Active 637-char remark

    Show marketing remark (637 chars)

    This manufactured home offers over 1,500 sq ft of single-level living. It’s conveniently located near the Maine border and the Mount Washington Valley. The home sits on its own 0.46-acre lot with private septic and water from the Rebecca Lane Water System Association. With three bedrooms, one bath, and a spacious living room with a brick hearth makes this home well suited for everyday living. Recent updates add value and reliability. A detached two-car garage with an attached shed offers great storage. An additional shed at the rear provides even more space. Take advantage of this solid opportunity to create a primary home.

16. 2022-09-23
    soldstatus $60,000
17. 2019-08-26
    price $69,000
18. 2019-08-24
    price $74,000
19. 2019-08-24
    price $69,000

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

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $2,024 · $169/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$314/yr (+$26/mo · 15.5%)

ⓘ 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 1/10 Low
• 🌡 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: $24,000
• − Mortgage interest: −$10,923
• − Property taxes: −$2,024
• − Insurance: −$975
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$264
• − Depreciation: −$5,673
• Taxable income: $301
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,353/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 — Fryeburg

• Score: 69/100
• State rank: #77
• US rank: #8749

Category grades

Amenities F Commute F Cost of living A+ Crime A+ 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

+182.6% since first listed

5 events — show timeline

• 2026-02-26 Listed $195,000 PrimeMLS
• 2022-09-23 Sold (Public Records) $60,000 Public Records
• 2019-08-26 Price Changed $69,000 PrimeMLS
• 2019-08-24 Price Changed $74,000 PrimeMLS
• 2019-08-24 Price Changed $69,000 PrimeMLS

Property tax history

+2.5%/yr

Latest (2025): $2,024 · +6.1% YoY. Source: county tax records.