177 Mentor Ave · Laconia, NH 03246

$1,350

2 bd · 2.0 ba · 800 sqft · Condo · 207 Days on market

Built 1989 $2/sqft · 100% below area $103/mo HOA · 5% of rent ↓ 32% since listing

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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
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy seasonal Lakes Region living with this flex-week timeshare at The Summit Resort. This ownership provides one floating week available for use between January 1 and June 17 each year (with notice), offering excellent flexibility for winter, spring, and early summer getaways. The spacious 2-bedroom suite features a full kitchen, living room, bathroom, and in-unit laundry, providing all the comforts of home for relaxing stays or adventure-filled trips. Owners enjoy full access to The Summit Resort’s amenities year round, including indoor and outdoor pools, fitness center, sports courts, walking trails, playground, spa, and onsite bar. Ideally located just steps from Lake Winnipesaukee and close to area attractions, restaurants, skiing, hiking, boating, and year-round activities throughout the Lakes Region. A great opportunity to secure an affordable getaway destination in one of New Hampshire’s most desirable resort areas.

Key facts

• Full kitchen
• Fitness center
• In-unit laundry

Tags

• FULL KITCHEN
• IN-UNIT LAUNDRY
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER
• SPORTS COURTS
• WALKING TRAILS

🏷️ Possibly a rental listed for sale. The $1,350 price doesn't fit this home's estimated sale value (~$426,519) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $1k (12.0% below list) — sets the bar for market timing.
• Cap rate 1308.4% 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.
• Laconia School District (town): math 24% / reading 31% proficiency, ranked #89 of 98 in NH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+21.6%/yr); 188 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; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $40 of value loss. Plan a longer hold.
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $378 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,188 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 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?
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 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: 147.89% ✓
• Cap rate: 1308.42%
• Cash-on-cash: 4650.44%
• DSCR: 207.92
• GRM: 0.1

CMA / ARV

• ARV (median comp): $426,519
• List price: $1,350
• Delta: -99.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 275.41×
• Total profit: $103,725
• Equity at exit: $201

10-year hold

• IRR: —
• Equity multiple: 685.82×
• Total profit: $258,861
• Equity at exit: $117

Cash invested: $378 (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 03246

• Home prices YoY: -19.8%
• Rents YoY: 21.6%
• Active inventory: 188
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• HOA: −$103
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,465

Break-even live

Break-even rent $142

Max offer price $1,350

Occupancy floor 22%

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: $338
• Closing costs: $40
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Endicott St N Laconia, NH	2.0	2.0	1100	$2,400	$2.18	44d	1	0.58mi
361 Lakeside Ave Unit 2 Laconia, NH	2.0	1.0	1000	$1,950	$1.95	44d	1	0.98mi
107 Treetop Cir Laconia, NH	2.0	2.0	883	$1,900	$2.15	44d	1	1.06mi

HOA detail condo

• Monthly dues: $103 · $1,236/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-03-03
   price $1,350 950-char remark

   Show marketing remark (950 chars)

   Enjoy seasonal Lakes Region living with this flex-week timeshare at The Summit Resort. This ownership provides one floating week available for use between January 1 and June 17 each year (with notice), offering excellent flexibility for winter, spring, and early summer getaways. The spacious 2-bedroom suite features a full kitchen, living room, bathroom, and in-unit laundry, providing all the comforts of home for relaxing stays or adventure-filled trips. Owners enjoy full access to The Summit Resort’s amenities year round, including indoor and outdoor pools, fitness center, sports courts, walking trails, playground, spa, and onsite bar. Ideally located just steps from Lake Winnipesaukee and close to area attractions, restaurants, skiing, hiking, boating, and year-round activities throughout the Lakes Region. A great opportunity to secure an affordable getaway destination in one of New Hampshire’s most desirable resort areas.

2. 2026-02-14
   price $1,500 950-char remark

   Show marketing remark (950 chars)

   Enjoy seasonal Lakes Region living with this flex-week timeshare at The Summit Resort. This ownership provides one floating week available for use between January 1 and June 17 each year (with notice), offering excellent flexibility for winter, spring, and early summer getaways. The spacious 2-bedroom suite features a full kitchen, living room, bathroom, and in-unit laundry, providing all the comforts of home for relaxing stays or adventure-filled trips. Owners enjoy full access to The Summit Resort’s amenities year round, including indoor and outdoor pools, fitness center, sports courts, walking trails, playground, spa, and onsite bar. Ideally located just steps from Lake Winnipesaukee and close to area attractions, restaurants, skiing, hiking, boating, and year-round activities throughout the Lakes Region. A great opportunity to secure an affordable getaway destination in one of New Hampshire’s most desirable resort areas.

3. 2025-12-22
   price $1,799 950-char remark

   Show marketing remark (950 chars)

   Enjoy seasonal Lakes Region living with this flex-week timeshare at The Summit Resort. This ownership provides one floating week available for use between January 1 and June 17 each year (with notice), offering excellent flexibility for winter, spring, and early summer getaways. The spacious 2-bedroom suite features a full kitchen, living room, bathroom, and in-unit laundry, providing all the comforts of home for relaxing stays or adventure-filled trips. Owners enjoy full access to The Summit Resort’s amenities year round, including indoor and outdoor pools, fitness center, sports courts, walking trails, playground, spa, and onsite bar. Ideally located just steps from Lake Winnipesaukee and close to area attractions, restaurants, skiing, hiking, boating, and year-round activities throughout the Lakes Region. A great opportunity to secure an affordable getaway destination in one of New Hampshire’s most desirable resort areas.

4. 2025-11-04
   listed $1,999 Active 950-char remark

   Show marketing remark (950 chars)

   Enjoy seasonal Lakes Region living with this flex-week timeshare at The Summit Resort. This ownership provides one floating week available for use between January 1 and June 17 each year (with notice), offering excellent flexibility for winter, spring, and early summer getaways. The spacious 2-bedroom suite features a full kitchen, living room, bathroom, and in-unit laundry, providing all the comforts of home for relaxing stays or adventure-filled trips. Owners enjoy full access to The Summit Resort’s amenities year round, including indoor and outdoor pools, fitness center, sports courts, walking trails, playground, spa, and onsite bar. Ideally located just steps from Lake Winnipesaukee and close to area attractions, restaurants, skiing, hiking, boating, and year-round activities throughout the Lakes Region. A great opportunity to secure an affordable getaway destination in one of New Hampshire’s most desirable resort areas.

ⓘ 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: $23,958
• − Mortgage interest: −$76
• − Property taxes: −$20
• − Insurance: −$7
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$1,236
• − Depreciation: −$39
• Taxable income: $18,747
• Est. tax owed @ 24.0%: −$4,499
• After-tax cash flow: $13,079/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: Laconia School District
• NCES district ID: 3304140
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $49,155
• Composite: 24.03/100
• National rank: #7770
• State rank: #89 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

• Census place: Laconia, NH
• County: Belknap County · 17,103 people
• City population: 17,103
• Metro: Laconia, NH
• Population (ZIP): 17,103
• Household income: $73,241
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 722.0

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% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 17% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -96.22%
• Current HPI: 389.8118
• Rent YoY: ▲ 21.59%
• Metro: Laconia, NH
• State GDP YoY: —
• F500 in state: 0

Price history

-32.5% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $1,350 PrimeMLS
• 2026-02-14 Price Changed $1,500 PrimeMLS
• 2025-12-22 Price Changed $1,799 PrimeMLS
• 2025-11-04 Listed $1,999 PrimeMLS