9 Mountain Sun Way Unit 17B · Waterville Valley, NH 03215

$51,000

3 bd · 2.5 ba · 1,600 sqft · Condo · 416 Days on market

Built 1987 $522/mo HOA · 18% 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 +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 Quarters are fully-deeded quartershare ownership of a spacious and bright multi-level 3-bedroom, 2 1/2 bath townhouse. Each owner has every fourth week throughout the year (13 weeks per year). Units have big entry foyers, family rooms, and outdoor patio decks. Unit 17 has very private dec/yard area. Owners can use, rent, or trade their weeks. Condo Fee covers ALL ownership expenses including family membership in the White Mountain Athletic Club and Waterville Valley Golf Course. This property is, hands-down, the best real estate value in Waterville Valley.

Key facts

• Master suite
• Open concept living
• Large mudroom entry

Tags

• WATERVILLE VALLEY RESORT
• SPACIOUS TRI-LEVEL TOWNHOUSE
• LARGE MUDROOM ENTRY
• OPEN CONCEPT LIVING
• PRIVATE PATIO
• MASTER SUITE

Property features AI

Finance

• Other: Directions: Rt 93 to exit 28, then 11 miles via Rt 49E to Waterville Valley, left on Tecumseh Rd, then left into Mountain Sun condos.
• Financial info: Quartershare / timeshare ownership (13% fractional ownership)
• HOA & community: Condo association fees apply; quarterly payments; Quarterly condo fee covers association fee, electric, heat, hot water, internet, landscaping, plowing, sewer, taxes, trash, and water

Exterior

• Parking: Common/shared paved driveway
• Utilities: Public water; Public sewer; 200 amp electric service (NH Electric Coop); Cable and cable internet available
• Home design: Contemporary townhouse; Part of Mountain Sun Quartershare condominium; Existing construction; Brown exterior
• Construction: Built in 1987; Wood frame construction with clapboard exterior; Asphalt shingle roof; Unit/lot number 17B; Surveyed
• Exterior features: Country setting with mountain views; Trails and walking trails nearby; Views and wooded areas; Adjoins state/national forest; Near golf course, paths, shopping, and skiing; Common/shared paved driveway; Common land (1.31 acres)

Interior

• Kitchen: Kitchen with refrigerator, microwave, dishwasher, disposal
• Bedrooms: Two bedrooms on the second level; Master bedroom on the third level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heat; Electric heating; Multi-zone heating; Other cooling
• Interior features: Seven total rooms; Foyer; Living room; Dining room; Family room
• Laundry & utility: Electric water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $51k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $51k).
• Recommended offer: $45k (12.0% 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 ($353 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $51k implies a 240% gain — meaningful room to come down on a strong offer.

Recommended offer $44,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.80% ✓
• Cap rate: 40.73%
• Cash-on-cash: 123.01%
• DSCR: 6.47
• 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: 8.65×
• Total profit: $109,308
• Equity at exit: $33,112

10-year hold

• IRR: —
• Equity multiple: 18.44×
• Total profit: $249,009
• Equity at exit: $60,976

Cash invested: $14,280 (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: $2,960 medium
• Mortgage (P&I): −$267
• Tax est. 1.5%: −$64 /mo · $765/yr
• Insurance: −$21
• HOA: −$522
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $1,464

Break-even live

Break-even rent $1,107

Max offer price $51,000

Occupancy floor 46%

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	44d	1	0.21mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	44d	1	0.22mi
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	44d	1	0.23mi

HOA detail condo

• Monthly dues: $522 · $6,264/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $51,000 Active 416 DOM
2. 2026-06-17
   days on market $51,000 Active 415 DOM
3. 2026-06-16
   days on market $51,000 Active 414 DOM
4. 2026-06-15
   days on market $51,000 Active 413 DOM
5. 2026-06-13
   remarks 683-char remark
6. 2026-06-13
   pricedays on market $51,000 Active 411 DOM
7. 2026-06-12
   days on market $57,000 Active 410 DOM
8. 2026-06-09
   days on market $57,000 Active 407 DOM
9. 2026-06-08
   days on market $57,000 Active 406 DOM
10. 2026-06-07
    days on market $57,000 Active 405 DOM
11. 2026-06-05
    days on market $57,000 Active 403 DOM
12. 2026-06-04
    days on market $57,000 Active 401 DOM
13. 2026-06-02
    days on market $57,000 Active 400 DOM
14. 2026-06-01
    days on market $57,000 Active 399 DOM
15. 2026-05-31
    days on market $57,000 Active 398 DOM
16. 2025-10-16
    price $57,000
17. 2025-07-07
    price $59,000
18. 2025-04-28
    listed $62,000 Active
19. 2019-07-12
    soldstatus $15,000 Closed 576-char remark

    Show marketing remark (576 chars)

    Mountain Sun Quarters are fully-deeded quartershare ownership of a spacious and bright multi-level 3-bedroom, 2 1/2 bath townhouse. Each owner has every fourth week throughout the year (13 weeks per year). Units have big entry foyers, family rooms, and outdoor patio decks. Unit 17 has very private dec/yard area. Owners can use, rent, or trade their weeks. Condo Fee covers ALL ownership expenses including family membership in the White Mountain Athletic Club and Waterville Valley Golf Course. This property is, hands-down, the best real estate value in Waterville Valley.

20. 2019-07-01
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Mountain Sun Quarters are fully-deeded quartershare ownership of a spacious and bright multi-level 3-bedroom, 2 1/2 bath townhouse. Each owner has every fourth week throughout the year (13 weeks per year). Units have big entry foyers, family rooms, and outdoor patio decks. Unit 17 has very private dec/yard area. Owners can use, rent, or trade their weeks. Condo Fee covers ALL ownership expenses including family membership in the White Mountain Athletic Club and Waterville Valley Golf Course. This property is, hands-down, the best real estate value in Waterville Valley.

21. 2019-06-04
    price $19,000 576-char remark

    Show marketing remark (576 chars)

    Mountain Sun Quarters are fully-deeded quartershare ownership of a spacious and bright multi-level 3-bedroom, 2 1/2 bath townhouse. Each owner has every fourth week throughout the year (13 weeks per year). Units have big entry foyers, family rooms, and outdoor patio decks. Unit 17 has very private dec/yard area. Owners can use, rent, or trade their weeks. Condo Fee covers ALL ownership expenses including family membership in the White Mountain Athletic Club and Waterville Valley Golf Course. This property is, hands-down, the best real estate value in Waterville Valley.

22. 2019-06-03
    listed $17,500 Active 576-char remark

    Show marketing remark (576 chars)

    Mountain Sun Quarters are fully-deeded quartershare ownership of a spacious and bright multi-level 3-bedroom, 2 1/2 bath townhouse. Each owner has every fourth week throughout the year (13 weeks per year). Units have big entry foyers, family rooms, and outdoor patio decks. Unit 17 has very private dec/yard area. Owners can use, rent, or trade their weeks. Condo Fee covers ALL ownership expenses including family membership in the White Mountain Athletic Club and Waterville Valley Golf Course. This property is, hands-down, the best real estate value in Waterville Valley.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 19 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: $35,517
• − Mortgage interest: −$2,857
• − Property taxes: −$765
• − Insurance: −$255
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − HOA: −$6,264
• − Depreciation: −$1,484
• Taxable income: $18,210
• Est. tax owed @ 24.0%: −$4,370
• After-tax cash flow: $13,195/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

+225.7% since first listed

7 events — show timeline

• 2025-10-16 Price Changed $57,000 PrimeMLS
• 2025-07-07 Price Changed $59,000 PrimeMLS
• 2025-04-28 Listed $62,000 PrimeMLS
• 2019-07-12 Sold (MLS) $15,000 PrimeMLS
• 2019-07-01 Pending — PrimeMLS
• 2019-06-04 Price Changed $19,000 PrimeMLS
• 2019-06-03 Listed $17,500 PrimeMLS