9 Mt. Sun Way Unit 20 C · Center Sandwich, NH 03215

$60,000

3 bd · 2.5 ba · 1,660 sqft · Condo · 136 Days on market

Built 1986 $577/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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mountain Sun Quartershares offer easy-to-manage ownership at the Waterville Valley Resort at a fraction of the cost! Owners enjoy use of the property one week per month, 13 weeks per year (see attached rotation schedule for C weeks through 2024. All expenses are included in the quarterly condo dues. .. taxes, water, sewer, heat, internet, Friday (turnover) cleanings, everything! Access to the White Mountain Athletic Club and WV Golf Club are included too. You can use, rent or trade your weeks through RCI for stays in other locations (must join RCI as member to participate). The spacious tri-level townhouse floor plan accommodates 9 in 3 bedrooms plus a den, 2.5 baths. Easily walkable to all that village of Waterville Valley has to offer, or ride the free shuttle bus to the ski area and other locations about Town Square. $187.50 WMAC transfer fee due from buyer at closing. See virtual tour/showing.

Key facts

• $577 HOA
• Built 1986
• Listed 136 days

Property features AI

Finance

• Other: Association road frontage; Resort community
• Financial info: Timeshare/fractional ownership (25%)
• HOA & community: Condo: Mountain Sun Quarters; Quarterly condo fee of $1,730; Condo fee includes: cable, condo association fee, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, taxes, trash, water

Exterior

• Parking: Common/shared driveway (paved)
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable Internet available
• Home design: Contemporary townhouse; Unit 20 C; Existing construction
• Construction: Built in 1986; Wood frame with clapboard/wood exterior; Asphalt shingle roof; Surveyed
• Exterior features: Sloping site; Common/shared paved driveway; Shared common land (approx. 1.31 acres)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom on 3rd level; Additional bedrooms on 2nd level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Multi-zone heating; Radiant electric heating; Other cooling
• Interior features: Seven total rooms; Media room
• Laundry & utility: Washer; Dryer; Electric water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.6% vs local median 4.2% in Center Sandwich — 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 70/100 on livability (#47 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, health & safety C-, amenities F.
• 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: 27 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 ($415 loan paydown + $4k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, 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 136 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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. Schools are A-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. 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: 5.40% ✓
• Cap rate: 37.61%
• Cash-on-cash: 111.86%
• DSCR: 5.98
• GRM: 1.5

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: 8.06×
• Total profit: $118,627
• Equity at exit: $38,955

10-year hold

• IRR: —
• Equity multiple: 17.15×
• Total profit: $271,358
• Equity at exit: $71,737

Cash invested: $16,800 (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: 27
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$577
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,566

Break-even live

Break-even rent $1,255

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,607	-5% $1,587	+0% $1,566	+5% $1,545	+10% $1,525
Rent	-10% $1,310	-5% $1,438	+0% $1,566	+5% $1,694	+10% $1,822
Rate	-1.0pp $1,596	-0.5pp $1,581	base $1,566	+0.5pp $1,550	+1.0pp $1,535

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	44d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	44d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	44d	1	0.26mi

HOA detail condo

• Monthly dues: $577 · $6,924/yr
• Likely covers: watersewerinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $60,000 Active 136 DOM
2. 2026-06-18
   days on market $60,000 Active 134 DOM
3. 2026-06-17
   days on market $60,000 Active 133 DOM
4. 2026-06-16
   days on market $60,000 Active 132 DOM
5. 2026-06-15
   days on market $60,000 Active 131 DOM
6. 2026-06-13
   days on market $60,000 Active 129 DOM
7. 2026-06-12
   days on market $60,000 Active 128 DOM
8. 2026-06-09
   days on market $60,000 Active 125 DOM
9. 2026-06-08
   days on market $60,000 Active 124 DOM
10. 2026-06-07
    days on market $60,000 Active 123 DOM
11. 2026-06-05
    days on market $60,000 Active 121 DOM
12. 2026-06-04
    days on market $60,000 Active 119 DOM
13. 2026-06-02
    days on market $60,000 Active 118 DOM
14. 2026-06-01
    days on market $60,000 Active 117 DOM
15. 2026-05-31
    days on market $60,000 Active 116 DOM
16. 2026-02-04
    listed $60,000 Active
17. 2023-08-25
    soldstatus $45,000 Closed 910-char remark

    Show marketing remark (910 chars)

    Mountain Sun Quartershares offer easy-to-manage ownership at the Waterville Valley Resort at a fraction of the cost! Owners enjoy use of the property one week per month, 13 weeks per year (see attached rotation schedule for C weeks through 2024. All expenses are included in the quarterly condo dues. .. taxes, water, sewer, heat, internet, Friday (turnover) cleanings, everything! Access to the White Mountain Athletic Club and WV Golf Club are included too. You can use, rent or trade your weeks through RCI for stays in other locations (must join RCI as member to participate). The spacious tri-level townhouse floor plan accommodates 9 in 3 bedrooms plus a den, 2.5 baths. Easily walkable to all that village of Waterville Valley has to offer, or ride the free shuttle bus to the ski area and other locations about Town Square. $187.50 WMAC transfer fee due from buyer at closing. See virtual tour/showing.

18. 2023-07-25
    status Pending 910-char remark

    Show marketing remark (910 chars)

    Mountain Sun Quartershares offer easy-to-manage ownership at the Waterville Valley Resort at a fraction of the cost! Owners enjoy use of the property one week per month, 13 weeks per year (see attached rotation schedule for C weeks through 2024. All expenses are included in the quarterly condo dues. .. taxes, water, sewer, heat, internet, Friday (turnover) cleanings, everything! Access to the White Mountain Athletic Club and WV Golf Club are included too. You can use, rent or trade your weeks through RCI for stays in other locations (must join RCI as member to participate). The spacious tri-level townhouse floor plan accommodates 9 in 3 bedrooms plus a den, 2.5 baths. Easily walkable to all that village of Waterville Valley has to offer, or ride the free shuttle bus to the ski area and other locations about Town Square. $187.50 WMAC transfer fee due from buyer at closing. See virtual tour/showing.

19. 2023-06-23
    listed $49,500 Active 910-char remark

    Show marketing remark (910 chars)

    Mountain Sun Quartershares offer easy-to-manage ownership at the Waterville Valley Resort at a fraction of the cost! Owners enjoy use of the property one week per month, 13 weeks per year (see attached rotation schedule for C weeks through 2024. All expenses are included in the quarterly condo dues. .. taxes, water, sewer, heat, internet, Friday (turnover) cleanings, everything! Access to the White Mountain Athletic Club and WV Golf Club are included too. You can use, rent or trade your weeks through RCI for stays in other locations (must join RCI as member to participate). The spacious tri-level townhouse floor plan accommodates 9 in 3 bedrooms plus a den, 2.5 baths. Easily walkable to all that village of Waterville Valley has to offer, or ride the free shuttle bus to the ski area and other locations about Town Square. $187.50 WMAC transfer fee due from buyer at closing. See virtual tour/showing.

ⓘ 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: $38,850
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$6,924
• − Depreciation: −$1,745
• Taxable income: $19,404
• Est. tax owed @ 24.0%: −$4,657
• After-tax cash flow: $14,135/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 — Center Sandwich

• Score: 70/100
• State rank: #47
• US rank: #7752

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+21.2% since first listed

4 events — show timeline

• 2026-02-04 Listed $60,000 PrimeMLS
• 2023-08-25 Sold (MLS) $45,000 PrimeMLS
• 2023-07-25 Pending — PrimeMLS
• 2023-06-23 Listed $49,500 PrimeMLS