46 Packards Rd Unit 405- Week 28 · Waterville Valley, NH 03215

$450

1 bd · 1.0 ba · 420 sqft · Condo · 256 Days on market

Built 1967 $50/mo HOA · 3% 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

Unit #405 – Week 28 (July) is a deeded week that lines up at the beginning of July. Summer Timeshare at the Inns of Waterville Valley, your escape in the White Mountains. Own your slice of summer in one of New Hampshire’s premier resort communities. This well maintained timeshare unit offers the perfect blend of alpine charm and warm-weather adventure—ideal for couples, or solo travelers seeking a hassle-free vacation experience. This timeshare Unit Features a fully furnished unit with cozy alpine décor and modern comforts, open-concept living and dining area with mountain views, sleeps 4 comfortably with flexible layout options and professionally managed with house

Key facts

• Direct access
• Golf and tennis
• Fully furnished unit

Tags

• FULLY FURNISHED UNIT
• OPEN-CONCEPT LIVING
• MOUNTAIN VIEWS
• DIRECT ACCESS
• GOLF AND TENNIS
• WALKABLE ACCESS

Property features AI

Finance

• Other: Furnishings included with sale; Resort property
• Financial info: Timeshare/Fractional ownership: Yes — Weeks program (one week)
• HOA & community: Condo fees apply (annual); Association fee includes cable, electric, heat, hot water, internet, landscaping, plowing, sewer, taxes, trash and water; Community amenities include building maintenance, clubhouse, common acreage, hot tub, recreation facility, snow removal and trash removal; Master insurance provided

Exterior

• Parking: Unassigned parking spaces in the lot; Paved common/shared driveway with right-of-way access
• Utilities: Public water on-site; Public sewer on-site; Circuit breaker electrical panel; Cable internet available; Cable and phone service available
• Home design: Contemporary multi-level / tri-level design; Part of Inns Of Waterville Valley condominium; Unit identified as 405 - Week 28
• Construction: Built in 1967; Wood frame construction; Shingle roof; Property surveyed
• Exterior features: Country setting with landscaped grounds; Hilly, wooded lot with views; Interior lot within a rental/condo complex; Recreational amenities nearby including ski area, trails and walking trails; Sidewalks

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat
• Interior features: 3 total rooms; Walkout lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $450.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $450).
• Recommended offer: $396 (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; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $32 of equity ($4 loan paydown + $28 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 $126 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($396) is reasonable based on typical stale-listing flexibility.

Recommended offer $396 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 333.27% ✓
• Cap rate: 3024.06%
• Cash-on-cash: 10777.72%
• DSCR: 480.55
• GRM: 0.0

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: 574.56×
• Total profit: $72,268
• Equity at exit: $292

10-year hold

• IRR: —
• Equity multiple: 1241.01×
• Total profit: $156,241
• Equity at exit: $538

Cash invested: $126 (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

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$2
• Tax est. 1.5%: −$1 /mo · $7/yr
• Insurance: −$0
• HOA: −$50
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $1,132

Break-even live

Break-even rent $67

Max offer price $450

Occupancy floor 20%

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: $112
• Closing costs: $14
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $50 · $600/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $450 Active 256 DOM
2. 2026-06-17
   days on market $450 Active 255 DOM
3. 2026-06-16
   days on market $450 Active 254 DOM
4. 2026-06-15
   days on market $450 Active 253 DOM
5. 2026-06-13
   days on market $450 Active 251 DOM
6. 2026-06-12
   days on market $450 Active 250 DOM
7. 2026-06-09
   days on market $450 Active 247 DOM
8. 2026-06-08
   days on market $450 Active 246 DOM
9. 2026-06-07
   days on market $450 Active 245 DOM
10. 2026-06-05
    days on market $450 Active 243 DOM
11. 2026-06-04
    days on market $450 Active 241 DOM
12. 2026-06-02
    days on market $450 Active 240 DOM
13. 2026-06-01
    days on market $450 Active 239 DOM
14. 2026-05-31
    days on market $450 Active 238 DOM
15. 2025-10-05
    listed $450 Active

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

Taxation est. · year 1

• Rental income: $17,997
• − Mortgage interest: −$25
• − Property taxes: −$7
• − Insurance: −$2
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$600
• − Depreciation: −$13
• Taxable income: $14,470
• Est. tax owed @ 24.0%: −$3,473
• After-tax cash flow: $10,107/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