9 Sargent Pl #23 · Laconia, NH 03249

$79,000

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 179 Days on market

Built 1988 Est $70k · 13% over $485/mo HOA · 29% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Listing remarks MLS

Just in time for summer fun in the Lakes Region. What an affordable opportunity here. Year round living or a second landing for your all season enjoyment. This 55+ park is close to all of the Lakes Region amenities. This well cared for home has two bedrooms, one at each end for added privacy and one with a half bath. This property can be made available quickly. Roof is four years old and furnace is two years old. Just in time to enjoy summertime fun at Gilford Beach, one of the best in the area. Outdoor and indoor entertainment venues Gunstock, Weirs Beach, Bank of NH Pavilion close by too.

Key facts

• New kitchen
• New flooring
• Built 1988

Tags

• NEW KITCHEN
• NEW KITCHEN APPLIANCES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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.
• Gilford School District (rural): math 52% / reading 52% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 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

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $46k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.09% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $69,776
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sargent Pl #23	0.00mi	2/1.5	784 (0%)	0mo	$50,000	$64	100
9 Sargent Pl #93	0.00mi	2/1.0	784 (0%)	3mo	$70,000	$89	95
9 Sargent Pl #80	0.00mi	2/1.0	812 (+4%)	20mo	$90,500	$111	75
23 Liscomb Cir #24	0.37mi	2/1.0	728 (-7%)	3mo	$63,000	$87	66
23 Liscomb Cir #44	0.37mi	2/1.0	728 (-7%)	12mo	$105,000	$144	59
23 Liscomb Cir #32	0.37mi	2/1.5	872 (+11%)	20mo	$17,500	$20	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $62,673
• Equity at exit: $71,169

10-year hold

• IRR: 31.6%
• Equity multiple: 8.68×
• Total profit: $169,954
• Equity at exit: $153,480

Cash invested: $22,120 (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 03249

• Home prices YoY: 8.5%
• Active inventory: 86
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$33
• HOA: −$485
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $304

Break-even live

Break-even rent $1,266

Max offer price $79,000

Occupancy floor 77%

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: $19,750
• Closing costs: $2,370
• 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	0.23mi

HOA detail

• Monthly dues: $485 · $5,820/yr

Listing history 17 events

1. 2026-03-05
   status Pending
2. 2026-03-04
   status Active
3. 2026-02-23
   status Pending
4. 2025-12-03
   price $79,000
5. 2025-09-29
   price $104,500
6. 2025-08-29
   listed $124,500 Active
7. 2023-08-17
   soldstatus $70,000
8. 2023-08-16
   soldstatus $70,000 Closed 597-char remark

   Show marketing remark (597 chars)

   Just in time for summer fun in the Lakes Region. What an affordable opportunity here. Year round living or a second landing for your all season enjoyment. This 55+ park is close to all of the Lakes Region amenities. This well cared for home has two bedrooms, one at each end for added privacy and one with a half bath. This property can be made available quickly. Roof is four years old and furnace is two years old. Just in time to enjoy summertime fun at Gilford Beach, one of the best in the area. Outdoor and indoor entertainment venues Gunstock, Weirs Beach, Bank of NH Pavilion close by too.

9. 2023-07-08
   historical Active with Contract 597-char remark

   Show marketing remark (597 chars)

   Just in time for summer fun in the Lakes Region. What an affordable opportunity here. Year round living or a second landing for your all season enjoyment. This 55+ park is close to all of the Lakes Region amenities. This well cared for home has two bedrooms, one at each end for added privacy and one with a half bath. This property can be made available quickly. Roof is four years old and furnace is two years old. Just in time to enjoy summertime fun at Gilford Beach, one of the best in the area. Outdoor and indoor entertainment venues Gunstock, Weirs Beach, Bank of NH Pavilion close by too.

10. 2023-06-15
    price $80,000 597-char remark

    Show marketing remark (597 chars)

    Just in time for summer fun in the Lakes Region. What an affordable opportunity here. Year round living or a second landing for your all season enjoyment. This 55+ park is close to all of the Lakes Region amenities. This well cared for home has two bedrooms, one at each end for added privacy and one with a half bath. This property can be made available quickly. Roof is four years old and furnace is two years old. Just in time to enjoy summertime fun at Gilford Beach, one of the best in the area. Outdoor and indoor entertainment venues Gunstock, Weirs Beach, Bank of NH Pavilion close by too.

11. 2023-05-08
    listed $89,000 Active 597-char remark

    Show marketing remark (597 chars)

    Just in time for summer fun in the Lakes Region. What an affordable opportunity here. Year round living or a second landing for your all season enjoyment. This 55+ park is close to all of the Lakes Region amenities. This well cared for home has two bedrooms, one at each end for added privacy and one with a half bath. This property can be made available quickly. Roof is four years old and furnace is two years old. Just in time to enjoy summertime fun at Gilford Beach, one of the best in the area. Outdoor and indoor entertainment venues Gunstock, Weirs Beach, Bank of NH Pavilion close by too.

12. 2017-09-29
    soldstatus $4,000 Closed 368-char remark

    Show marketing remark (368 chars)

    Mobile Home in a Gilford park, the home has 2 bedrooms and 1 1/2 baths. The home is in a convent lactation near shopping, Gilford Town beach and Gunstock Mountain Resort. The home needs a roof and work on the inside. Directions: Union Ave to RT. 11 across from Lowes is Sargent Pl stay left to Lake Breeze MH park when you're in the park stay right go up hill to #23

13. 2017-09-20
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Mobile Home in a Gilford park, the home has 2 bedrooms and 1 1/2 baths. The home is in a convent lactation near shopping, Gilford Town beach and Gunstock Mountain Resort. The home needs a roof and work on the inside. Directions: Union Ave to RT. 11 across from Lowes is Sargent Pl stay left to Lake Breeze MH park when you're in the park stay right go up hill to #23

14. 2017-07-18
    listed $12,000 Active 368-char remark

    Show marketing remark (368 chars)

    Mobile Home in a Gilford park, the home has 2 bedrooms and 1 1/2 baths. The home is in a convent lactation near shopping, Gilford Town beach and Gunstock Mountain Resort. The home needs a roof and work on the inside. Directions: Union Ave to RT. 11 across from Lowes is Sargent Pl stay left to Lake Breeze MH park when you're in the park stay right go up hill to #23

15. 2003-07-29
    soldstatus $27,000
16. 2003-06-20
    historical
17. 2003-06-02
    listed $29,900

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$456/yr (+$38/mo · 56.2%)

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$4,425
• − Property taxes: −$811
• − Insurance: −$395
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$5,820
• − Depreciation: −$2,298
• Taxable income: $2,883
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $2,953/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: Gilford School District
• NCES district ID: 3303180
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $65,107
• Composite: 45.9/100
• National rank: #2550
• State rank: #32 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

• City population: 17,103
• Population (ZIP): 7,785

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% Hispanic / Latino 4% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 12% Italian 5% Slovak 4%
• Foreign-born: 3% · China, South Korea
• Languages at home: 96% English-only · Other Indo-European 3% German/W. Germanic 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: ▲ 33.06%
• Current HPI: 420.4481
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+164.2% since first listed

17 events — show timeline

• 2026-03-05 Pending — PrimeMLS
• 2026-03-04 Relisted — PrimeMLS
• 2026-02-23 Pending — PrimeMLS
• 2025-12-03 Price Changed $79,000 PrimeMLS
• 2025-09-29 Price Changed $104,500 PrimeMLS
• 2025-08-29 Listed $124,500 PrimeMLS
• 2023-08-17 Sold (Public Records) $70,000 Public Records
• 2023-08-16 Sold (MLS) $70,000 PrimeMLS
• 2023-07-08 Contingent — PrimeMLS
• 2023-06-15 Price Changed $80,000 PrimeMLS
• 2023-05-08 Listed $89,000 PrimeMLS
• 2017-09-29 Sold (MLS) $4,000 PrimeMLS
• 2017-09-20 Pending — PrimeMLS
• 2017-07-18 Listed $12,000 PrimeMLS
• 2003-07-29 Sold (MLS) $27,000 PrimeMLS
• 2003-06-20 Delisted — PrimeMLS
• 2003-06-02 Listed $29,900 PrimeMLS

Property tax history

+7.5%/yr

Latest (2025): $811 · +5.3% YoY. Source: county tax records.