60 Fern Cir · Winchendon, MA 03447

$100,000

1 bd · 1.0 ba · 783 sqft · Manufactured public records · 54 Days on market

Built 2006 6,534 sqft lot $128/sqft · 21% below area Est $130k · 23% under $154/mo HOA · 8% of rent

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Woodbrook Camp and Tennis Club on Sip Pond in Fitzwilliam, NH where you own the home and the land it’s on! Woodbrook is the place where you can relax and enjoy all that the great outdoors has to offer. This well-cared-for home can be yours starting this summer! While you may never leave the huge front yard there are two bedrooms (one with a separate entrance!) and two bunk beds. The roomy kitchen, dining & living room areas all come completely furnished. BONUS: the Golf Cart, gas grill, tv, and canoe are all included at no additional cost! Woodbrook's amenities include an inground pool, playground, boat rack, showers, tennis, pickleball, bocce, basketball courts and m

Key facts

• Huge front yard
• Tv included
• Golf cart included

Tags

• HUGE FRONT YARD
• COMPLETELY FURNISHED
• GOLF CART INCLUDED
• GAS GRILL INCLUDED
• TV INCLUDED
• CANOE INCLUDED

Property features AI

Finance

• Other: Located in the Woodbrook mobile park; Seasonal property; Sale includes equipment, land/building, manufactured home, outbuilding, and furnishings
• HOA & community: Annual association fee of 1850; Association fees may include electric, heat, hot water, landscaping, plowing, recreation, sewer, water, master insurance, clubhouse access, playground and recreation facilities

Exterior

• Utilities: Community water; Community sewer; 100 Amp electric service; High-speed internet available; LP/Bottle gas
• Home design: Manufactured/Mobile home; Pre-construction status; Shingle roof; Entry facing unknown
• Construction: Built in 2006; Wood frame with vinyl siding
• Exterior features: Country setting; Lake access; Wooded lot; Gravel driveway

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.2% in Winchendon — 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 71/100 on livability (#125 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: schools F, amenities F.
• Monadnock Regional School District (rural): math 25% / reading 36% proficiency, ranked #82 of 98 in NH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $43k; list at $100k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.87% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 4.5

CMA / ARV

• ARV (median comp): $129,675
• List price: $100,000
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Lakeside Dr	0.06mi	2/1.0 (+1)	748 (-4%)	11mo	$65,000	$87	76
63 Brook Side Rd	0.26mi	2/1.0 (+1)	760 (-3%)	13mo	$135,000	$178	67

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: 42.5%
• Equity multiple: 4.23×
• Total profit: $90,444
• Equity at exit: $90,088

10-year hold

• IRR: 36.7%
• Equity multiple: 9.52×
• Total profit: $238,502
• Equity at exit: $194,278

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 03447

• Home prices YoY: 24.0%
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$42
• HOA: −$154
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $562

Break-even live

Break-even rent $1,155

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $154 · $1,848/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-19
   days on market $100,000 Active 54 DOM
2. 2026-06-18
   days on market $100,000 Active 53 DOM
3. 2026-06-17
   days on market $100,000 Active 52 DOM
4. 2026-06-16
   days on market $100,000 Active 51 DOM
5. 2026-06-15
   days on market $100,000 Active 50 DOM
6. 2026-06-14
   days on market $100,000 Active 48 DOM
7. 2026-06-12
   days on market $100,000 Active 47 DOM
8. 2026-06-09
   days on market $100,000 Active 44 DOM
9. 2026-06-08
   days on market $100,000 Active 43 DOM
10. 2026-06-07
    days on market $100,000 Active 42 DOM
11. 2026-06-07
    days on market $100,000 Active 41 DOM
12. 2026-06-03
    days on market $100,000 Active 38 DOM
13. 2026-06-02
    days on market $100,000 Active 37 DOM
14. 2026-06-01
    days on market $100,000 Active 36 DOM
15. 2026-05-31
    days on market $100,000 Active 35 DOM
16. 2026-05-30
    days on market $100,000 Active 34 DOM
17. 2026-04-29
    status Active 1496-char remark
18. 2026-04-27
    status Pending 1496-char remark
19. 2026-04-24
    listed $100,000 Active 1496-char remark
20. 2004-11-19
    soldstatus $43,000

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

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $2,306 · $192/mo
• Projected year-2 tax: $2,306 · $192/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,399
• − Mortgage interest: −$5,602
• − Property taxes: −$2,306
• − Insurance: −$500
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$1,848
• − Depreciation: −$2,909
• Taxable income: $5,651
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,392/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: Monadnock Regional School District
• NCES district ID: 3304890
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $56,314
• Composite: 27.18/100
• National rank: #7024
• State rank: #82 of 98 in NH

Livability — Winchendon

• Score: 71/100
• State rank: #125
• US rank: #6726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,317

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 11% Romanian 7% Slovene 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.42%
• Current HPI: 394.7824
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+132.6% since first listed

4 events — show timeline

• 2026-04-29 Relisted — PrimeMLS
• 2026-04-27 Pending — PrimeMLS
• 2026-04-24 Listed $100,000 PrimeMLS
• 2004-11-19 Sold (Public Records) $43,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $2,306 · +8.0% YoY. Source: county tax records.