54 O'Keefe Cir · North Conway, NH 03860

$199,900

3 bd · 2.0 ba · 1,264 sqft · Manufactured · 64 Days on market

Manufactured home 55+ · no rentals Built 2025 Excellent condition $158/sqft · 59% below area $560/mo HOA · 28% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.0

Listing remarks MLS

Welcome to 54 O’Keefe’s Circle in North Conway, NH — a brand-new Clayton manufactured home with 1264 square feet of bright, efficiently designed living space in the Mount Washington Valley Co-op, a resident-owned 55+ community in the heart of the White Mountains. This three-bedroom home offers a smart, functional layout that works well for year-round living or a low-maintenance second home near North Conway’s outdoor recreation. The home includes the Dream Kitchen Package, featuring a side-by-side refrigerator with ice and water dispenser, a front-control dishwasher, and a stainless steel range hood — a great combination of style and everyday convenience. The current lot rent is $560/month and includes water, sewer, and trash removal. A one-time co-op membership fee of $225 is required. At least one buyer must be 55 years or older. Must be owner-occupied — no rentals permitted. Conveniently located just minutes from North Conway Village, including restaurants, shopping, skiing, hiking, and outdoor attractions, this home offers an affordable opportunity to enjoy everything the Mount Washington Valley has to offer. Currently awaiting certificate of occupancy. Buyer to verify all co-op rules, fees, and eligibility requirements. This home will be ready to move in to enjoy your summer in the White Mountains! * * Please note - The photos being used are facsimile photos or from a previous project.

Key facts

• Built 2025
• Listed 63 days

🏷️ Possibly a rental listed for sale. The $199,900 price doesn't fit this home's estimated sale value (~$485,740) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (24.2% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $151k (24.2% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.7% in North 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 75/100 on livability (#27 in NH, #3,862 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety B+; Watch: commute C-, housing 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.
• Zoned schools: John H. Fuller School (math 52% / reading 57%, grade C, #62 of 263 statewide, top 30%, 177 students, 32% FRL); A. Crosby Kennett Middle School (math 22% / reading 44%, grade F, #60 of 96 statewide, top 63%, 235 students, 39% FRL); Kennett High School (math 37% / reading 57%, grade D-, #47 of 90 statewide, top 57%, 706 students, 27% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $151,433 (24.2% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 4.28%
• Cash-on-cash: -7.18%
• DSCR: 0.68
• GRM: 8.2

CMA / ARV

• ARV (median comp): $485,740
• List price: $199,900
• Delta: -58.85%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Wylie Ct #3	0.38mi	2/2.0 (-1)	1,327 (+5%)	15mo	$259,000	$195	57
70 Wylie Ct #15	0.72mi	3/2.0	1,344 (+6%)	7mo	$260,000	$193	50
2280 W Side Rd	1.49mi	3/2.0	1,176 (-7%)	6mo	$494,000	$420	48
22 Willow Rd	0.94mi	2/1.0 (-1)	1,265 (+0%)	13mo	$327,500	$259	45
39 Northface Cir	1.39mi	2/2.0 (-1)	1,195 (-6%)	11mo	$335,000	$280	42
15 Cedar Dr #7	0.80mi	3/2.5	1,350 (+7%)	13mo	$334,500	$248	41
93 Whispering Pines Pl #12	1.15mi	2/2.0 (-1)	1,536 (+22%)	4mo	$761,681	$496	32
107 Whispering Pines Pl #14	1.16mi	2/2.0 (-1)	1,536 (+22%)	8mo	$778,552	$507	28
34 Bay Rd	1.39mi	2/2.0 (-1)	1,107 (-12%)	13mo	$336,700	$304	28
2058 W Side Rd	1.09mi	2/1.0 (-1)	1,000 (-21%)	10mo	$355,000	$355	23
27 Heather Ln	0.88mi	3/1.0	1,050 (-17%)	16mo	$392,500	$374	23
64 Birch Hill Rd	1.43mi	2/1.0 (-1)	1,032 (-18%)	15mo	$330,000	$320	18

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

Projected returns pro-forma

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

5-year hold

• IRR: -28.5%
• Equity multiple: 0.05×
• Total profit: $-53,350
• Equity at exit: $29,806

10-year hold

• IRR: -26.8%
• Equity multiple: -0.29×
• Total profit: $-72,403
• Equity at exit: $17,284

Cash invested: $55,972 (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 03860

• Home prices YoY: -6.1%
• Active inventory: 84
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$560
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-335

Break-even live

Break-even rent $2,458

Max offer price $151,433

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-266	+0% $-335	+5% $-404	+10% $-473
Rent	-10% $-496	-5% $-415	+0% $-335	+5% $-255	+10% $-174
Rate	-1.0pp $-234	-0.5pp $-284	base $-335	+0.5pp $-387	+1.0pp $-439

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1552 White Mountain Hwy North Conway, NH	1.0–2.0	1.0–2.0	926	$2,641	$2.85	2d	81	0.22mi

Property features AI

Finance

• Other: Taxes TBD
• HOA & community: Monthly association fee of 560 (includes plowing, sewer, trash, water, park rent)One-time buy-in fee of 225Association provides snow removal and trash removal

Exterior

• Parking: Gravel driveway
• Utilities: Public waterPublic sewer200 Amp electric service with circuit breakers and on-site electricHigh-speed internet at siteCable at siteTelephone at site
• Home design: Manufactured home (Manuf/Mobile)New constructionShingle - asphalt roofBuilt in 2025
• Construction: Vinyl sidingManufactured home construction
• Exterior features: Country settingLevel lotWoodedIn town locationNear railroadAssociation and paved road frontageGravel driveway6 acres of common land

Interior

• Kitchen: DishwasherRefrigeratorElectric stove
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total roomsCarpet and vinyl flooring
• Laundry & utility: Water heater

HOA detail $560/mo · $6,720/yr

• Likely covers: watersewertrash

Listing history 50 events

1. 2026-09-24
   days on market $199,900 Active 64 DOM
2. 2026-09-23
   days on market $199,900 Active 63 DOM
3. 2026-09-21
   days on market $199,900 Active 61 DOM
4. 2026-09-20
   days on market $199,900 Active 60 DOM
5. 2026-09-19
   days on market $199,900 Active 59 DOM
6. 2026-09-19
   days on market $199,900 Active 58 DOM
7. 2026-09-17
   days on market $199,900 Active 57 DOM
8. 2026-09-17
   days on market $199,900 Active 56 DOM
9. 2026-09-16
   days on market $199,900 Active 55 DOM
10. 2026-09-14
    days on market $199,900 Active 54 DOM
11. 2026-09-13
    days on market $199,900 Active 53 DOM
12. 2026-09-12
    days on market $199,900 Active 52 DOM
13. 2026-09-11
    days on market $199,900 Active 51 DOM
14. 2026-09-05
    days on market $199,900 Active 45 DOM
15. 2026-09-04
    days on market $199,900 Active 44 DOM
16. 2026-09-03
    days on market $199,900 Active 43 DOM
17. 2026-09-02
    days on market $199,900 Active 42 DOM
18. 2026-08-30
    days on market $199,900 Active 39 DOM
19. 2026-08-29
    days on market $199,900 Active 38 DOM
20. 2026-08-28
    days on market $199,900 Active 37 DOM
21. 2026-08-27
    days on market $199,900 Active 36 DOM
22. 2026-08-25
    days on market $199,900 Active 34 DOM
23. 2026-08-24
    days on market $199,900 Active 33 DOM
24. 2026-08-23
    days on market $199,900 Active 32 DOM
25. 2026-08-22
    days on market $199,900 Active 31 DOM
26. 2026-08-21
    days on market $199,900 Active 30 DOM
27. 2026-08-20
    days on market $199,900 Active 29 DOM
28. 2026-08-19
    days on market $199,900 Active 28 DOM
29. 2026-08-18
    days on market $199,900 Active 27 DOM
30. 2026-08-17
    days on market $199,900 Active 26 DOM
31. 2026-08-16
    days on market $199,900 Active 25 DOM
32. 2026-08-15
    days on market $199,900 Active 24 DOM
33. 2026-08-14
    days on market $199,900 Active 23 DOM
34. 2026-08-13
    days on market $199,900 Active 22 DOM
35. 2026-08-12
    days on market $199,900 Active 21 DOM
36. 2026-08-11
    days on market $199,900 Active 20 DOM
37. 2026-08-10
    days on market $199,900 Active 19 DOM
38. 2026-08-09
    days on market $199,900 Active 18 DOM
39. 2026-08-08
    days on market $199,900 Active 17 DOM
40. 2026-08-07
    days on market $199,900 Active 16 DOM
41. 2026-08-06
    days on market $199,900 Active 15 DOM
42. 2026-08-05
    days on market $199,900 Active 14 DOM
43. 2026-08-04
    days on market $199,900 Active 13 DOM
44. 2026-08-03
    days on market $199,900 Active 12 DOM
45. 2026-07-31
    days on market $199,900 Active 9 DOM
46. 2026-07-30
    days on market $199,900 Active 8 DOM
47. 2026-07-29
    days on market $199,900 Active 7 DOM
48. 2026-07-27
    days on market $199,900 Active 5 DOM
49. 2026-07-25
    days on market $199,900 Active 3 DOM
50. 2026-07-24
    days on market $199,900 Active 2 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $24,403
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$6,720
• − Depreciation: −$5,815
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-2,284/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This Clayton manufactured home is in excellent condition with no visible repairs needed. It offers a modern and functional layout, making it an ideal low-maintenance second home or year-round living space.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small front porch — Can increase both resale and rental value by adding a welcoming entryway and increasing the home's curb appeal. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary John H. Fuller School C NH #62/263 Nat'l #9,801/41,679 Middle A. Crosby Kennett Middle School F NH #60/96 Nat'l #8,059/14,009 High Kennett High School D- NH #47/90 Nat'l #6,330/17,239

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

B Composite livability gradescore 75/100

Livability — North Conway

• Score: 75/100
• State rank: #27
• US rank: #3862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Conway, NH
• County: Carroll · 45,072 people
• City population: 3,978
• Population (ZIP): 3,780
• Household income: $81,771
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 3% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 8% Serbian 7% Lithuanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

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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: ▼ -25.63%
• Current HPI: 393.4218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Taxes TBD
• HOA & community: Monthly association fee of 560 (includes plowing, sewer, trash, water, park rent)One-time buy-in fee of 225Association provides snow removal and trash removal

Exterior

• Parking: Gravel driveway
• Utilities: Public waterPublic sewer200 Amp electric service with circuit breakers and on-site electricHigh-speed internet at siteCable at siteTelephone at site
• Home design: Manufactured home (Manuf/Mobile)New constructionShingle - asphalt roofBuilt in 2025
• Construction: Vinyl sidingManufactured home construction
• Exterior features: Country settingLevel lotWoodedIn town locationNear railroadAssociation and paved road frontageGravel driveway6 acres of common land

Interior

• Kitchen: DishwasherRefrigeratorElectric stove
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total roomsCarpet and vinyl flooring
• Laundry & utility: Water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-07-22 Listed $199,900 PrimeMLS
• 2026-05-07 Listed $199,900 PrimeMLS