48 WINDY ACRES Park · Claremont, NH 03603

$179,900

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 42 Days on market

Built 2026 $195/sqft · 58% above area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can own a brand-new home for less than you may be paying in monthly rent? Enjoy the comfort, privacy, and pride of homeownership with this affordable new construction home coming soon to Lot #48 in Windy Acres Cooperative Mobile Home Park! This brand-new Pine Grove Homes Model G-618 single wide mobile home offers modern design, quality craftsmanship, and approximately 902 square feet of comfortable living space. Featuring 2 bedrooms and 2 full bathrooms, this thoughtfully designed home provides the perfect combination of affordability and convenience. Step inside to a bright open-concept layout with a spacious living room, modern kitchen, and dining area ideal for everyday living or entertaining guests. The primary bedroom includes a private full bath, while the second bedroom and additional bathroom offer flexibility for family, guests, or a home office. Built with today’s homeowner in mind, this energy-efficient manufactured home offers low-maintenance living and the peace of mind that comes with owning a brand-new home. Located in the welcoming Windy Acres Cooperative Mobile Home Park, you’ll enjoy a convenient location close to shopping, dining, and outdoor recreation while experiencing the charm of small-town New Hampshire living. Don’t miss this opportunity to own an affordable brand-new home in Charlestown! Contact us today for more information about this exciting new home coming soon to Lot #48 at Windy Acres Park.

Key facts

• Convenient location
• Close to shopping
• Open-concept layout

Tags

• NEW CONSTRUCTION HOME
• PINE GROVE HOMES MODEL G-618
• OPEN-CONCEPT LAYOUT
• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.5% below list).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.2% in Claremont — 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 69/100 on livability (#50 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, schools D-, amenities F.
• Fall Mountain Regional School District (rural): math 32% / reading 47% proficiency, ranked #65 of 98 in NH (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -20% 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $17k; list at $180k implies a 958% gain — meaningful room to come down on a strong offer.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $111,160
• List price: $179,900
• Delta: 61.84%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $117,129
• Equity at exit: $162,068

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $329,668
• Equity at exit: $349,506

Cash invested: $50,372 (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 03603

• Home prices YoY: 8.6%
• Active inventory: 35
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $302

Break-even live

Break-even rent $1,372

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,900 Active 42 DOM
2. 2026-06-18
   days on market $179,900 Active 41 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-14
   days on market $179,900 Active 36 DOM
7. 2026-06-12
   days on market $179,900 Active 35 DOM
8. 2026-06-09
   days on market $179,900 Active 32 DOM
9. 2026-06-08
   days on market $179,900 Active 31 DOM
10. 2026-06-07
    days on market $179,900 Active 30 DOM
11. 2026-06-07
    days on market $179,900 Active 29 DOM
12. 2026-06-02
    days on market $179,900 Active 25 DOM
13. 2026-06-01
    days on market $179,900 Active 24 DOM
14. 2026-05-31
    days on market $179,900 Active 23 DOM
15. 2026-05-30
    days on market $179,900 Active 22 DOM
16. 2026-05-08
    listed $179,900 Active 1482-char remark

    Show marketing remark (1482 chars)

    Why rent when you can own a brand-new home for less than you may be paying in monthly rent? Enjoy the comfort, privacy, and pride of homeownership with this affordable new construction home coming soon to Lot #48 in Windy Acres Cooperative Mobile Home Park! This brand-new Pine Grove Homes Model G-618 single wide mobile home offers modern design, quality craftsmanship, and approximately 902 square feet of comfortable living space. Featuring 2 bedrooms and 2 full bathrooms, this thoughtfully designed home provides the perfect combination of affordability and convenience. Step inside to a bright open-concept layout with a spacious living room, modern kitchen, and dining area ideal for everyday living or entertaining guests. The primary bedroom includes a private full bath, while the second bedroom and additional bathroom offer flexibility for family, guests, or a home office. Built with today’s homeowner in mind, this energy-efficient manufactured home offers low-maintenance living and the peace of mind that comes with owning a brand-new home. Located in the welcoming Windy Acres Cooperative Mobile Home Park, you’ll enjoy a convenient location close to shopping, dining, and outdoor recreation while experiencing the charm of small-town New Hampshire living. Don’t miss this opportunity to own an affordable brand-new home in Charlestown! Contact us today for more information about this exciting new home coming soon to Lot #48 at Windy Acres Park.

17. 2013-10-15
    soldstatus $17,000 273-char remark

    Show marketing remark (273 chars)

    Many new updates on this 3br home w/ attached covered deckdetached 12x14 shed w/ elec and fenced yard. New 100 ampentrance, water heater, kit, hall and mbr floor just 3 years old. Washer, dryer, dishwasher, elec stove and double ref included all 3 yr's old Come Take a Look

18. 2013-08-29
    listed $17,500 273-char remark

    Show marketing remark (273 chars)

    Many new updates on this 3br home w/ attached covered deckdetached 12x14 shed w/ elec and fenced yard. New 100 ampentrance, water heater, kit, hall and mbr floor just 3 years old. Washer, dryer, dishwasher, elec stove and double ref included all 3 yr's old Come Take a Look

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $2,353 · $196/mo
• Expected delta: +$1,568/yr (+$131/mo · 199.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,047
• − Mortgage interest: −$10,077
• − Property taxes: −$785
• − Insurance: −$900
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,233
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,458/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: Fall Mountain Regional School District
• NCES district ID: 3302990
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $53,411
• Composite: 34.35/100
• National rank: #5227
• State rank: #65 of 98 in NH

Livability — Claremont

• Score: 69/100
• State rank: #50
• US rank: #8815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,704
• Population (ZIP): 5,272

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Asian 2%
• Common ancestry: Lithuanian 11% Slovak 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 320.9344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+928.0% since first listed

3 events — show timeline

• 2026-05-08 Listed $179,900 PrimeMLS
• 2013-10-15 Sold (MLS) $17,000 PrimeMLS
• 2013-08-29 Listed $17,500 PrimeMLS

Property tax history

+6.4%/yr

Latest (2024): $785 · +5.9% YoY. Source: county tax records.