246 Mountainvale Dr · Conway, NH 03813

$125,900

2 bd · 2.0 ba · 1,068 sqft · Manufactured public records · 22 Days on market

Built 1996 Est $119k · 6% over $700/mo HOA · 37% 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 +12.7/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +4.7/15.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

Key facts

• New furnace
• Screened in porch
• Metal roof

Tags

• COMPLETELY REMODELED
• NEW FURNACE
• NEW APPLIANCES
• METAL ROOF
• EXTENDED DECK
• SCREENED IN PORCH

Property features AI

Finance

• HOA & community: Monthly association fee of $700; Fee covers plowing, sewer, water, and park rent; Community amenities include a club house; Located in Mountainvale MHP (55 & older community)

Exterior

• Parking: Paved driveway
• Utilities: Water: Community / dug well (shared); Sewer: Septic with on-site leach field (shared); Electric: 100 Amp service (Eversource); Fuel: Lakes Region Energy (kerosene); Cable: Spectrum available; Internet: DSL, fiber optic, and high-speed internet available; Telephone available; Underground utilities
• Home design: Single wide manufactured home with addition; Beige exterior; Entry and living areas on level 1; Metal roof
• Construction: Manufactured home (Fleetwood, model Number 2462A, serial 10019); Vinyl exterior; Built in 1996
• Exterior features: Country setting on a level, interior lot; Near paths, near skiing, near schools; Paved driveway; Outbuilding included

Interior

• Kitchen: Kitchen/Dining area (level 1, approx. 14 x 18); Refrigerator; Microwave; Stove - Electric; Dishwasher
• Bedrooms: Master bedroom (level 1, approx. 14 x 20); Additional bedroom (level 1, approx. 14 x 14)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom (level 1, approx. 8 x 5); One 3/4 bathroom (level 1)
• Heating & cooling: Kerosene heating; Forced air; Hot air
• Interior features: Six total rooms; Carpet, laminate, and vinyl flooring
• Laundry & utility: Washer; Dryer; Owned water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $123k (2.0% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.0% in Conway — 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 74/100 on livability (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Tree Elementary School (math 17% / reading 37%, grade F, #219 of 263 statewide, top 86%, 221 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($870 loan paydown + $13k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $123,324 (2.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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?
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: 1.51% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $118,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Eagle Ledge Loop	0.16mi	2/2.0	1,064 (-0%)	1mo	$89,000	$84	91
78 Fox Hill Ln	0.25mi	2/2.0	1,080 (+1%)	12mo	$175,000	$162	76
123 Fox Hill Ln	0.21mi	2/2.0	1,118 (+5%)	10mo	$115,000	$103	74
53 Fox Hill Ln	0.10mi	3/2.0 (+1)	1,035 (-3%)	15mo	$115,000	$111	72
14 Goldfinch Ln	0.31mi	2/2.0	1,008 (-6%)	5mo	$120,000	$119	72
19 Eagle Ledge Loop	0.25mi	2/1.5	924 (-14%)	1mo	$75,000	$81	63
50 Eagle Ledge Loop	0.24mi	2/1.0	924 (-14%)	2mo	$35,900	$39	61
38 Loon Mountain Ln	0.05mi	2/1.0	924 (-14%)	14mo	$70,000	$76	60
74 Eagle Ledge Loop	0.19mi	2/1.0	920 (-14%)	12mo	$113,900	$124	54
92 Fox Hill Ln	0.27mi	2/2.0	924 (-14%)	14mo	$76,000	$82	53
29 Eagle Ledge Loop	0.24mi	2/2.0	946 (-11%)	23mo	$132,500	$140	51
27 Wildwood Way	0.31mi	2/2.0	924 (-14%)	18mo	$110,000	$119	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: 24.1%
• Equity multiple: 2.93×
• Total profit: $68,065
• Equity at exit: $113,421

10-year hold

• IRR: 21.4%
• Equity multiple: 6.73×
• Total profit: $202,016
• Equity at exit: $244,596

Cash invested: $35,252 (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 03813

• Home prices YoY: 5.4%
• Active inventory: 28
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$52
• HOA: −$700
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-15

Break-even live

Break-even rent $1,918

Max offer price $123,324

Occupancy floor 96%

Sensitivity live

Price	-10% $57	-5% $21	+0% $-15	+5% $-50	+10% $-86
Rent	-10% $-165	-5% $-90	+0% $-15	+5% $60	+10% $135
Rate	-1.0pp $49	-0.5pp $17	base $-15	+0.5pp $-47	+1.0pp $-80

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 23 events

1. 2026-06-21
   days on market $125,900 Active 22 DOM
2. 2026-06-18
   days on market $125,900 Active 20 DOM
3. 2026-06-17
   days on market $125,900 Active 19 DOM
4. 2026-06-17
   remarks 355-char remark
5. 2026-06-16
   days on market $125,900 Active 18 DOM
6. 2026-06-15
   days on market $125,900 Active 17 DOM
7. 2026-06-13
   days on market $125,900 Active 15 DOM
8. 2026-06-12
   days on market $125,900 Active 14 DOM
9. 2026-06-09
   days on market $125,900 Active 11 DOM
10. 2026-06-08
    days on market $125,900 Active 10 DOM
11. 2026-06-07
    days on market $125,900 Active 9 DOM
12. 2026-06-07
    days on market $125,900 Active 8 DOM
13. 2026-06-04
    days on market $125,900 Active 5 DOM
14. 2026-06-02
    days on market $125,900 Active 4 DOM
15. 2026-06-01
    days on market $125,900 Active 3 DOM
16. 2026-05-31
    days on market $125,900 Active 2 DOM
17. 2026-05-29
    listed $125,900 Active
18. 2022-08-29
    soldstatus $109,900 Closed 408-char remark

    Show marketing remark (408 chars)

    LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

19. 2022-08-08
    historical Active with Contract 408-char remark

    Show marketing remark (408 chars)

    LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

20. 2022-08-06
    price $109,900

    Show marketing remark (408 chars)

    LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

21. 2022-08-06
    price $109,900 408-char remark

    Show marketing remark (408 chars)

    LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

22. 2022-07-08
    listed $119,900 Active 408-char remark

    Show marketing remark (408 chars)

    LOVELY TWO BEDROOM AND TWO BATH COMPLETELY FURNISHED! This unit was completely remodeled in 2020. All new furnace, appliances, metal roof, flooring, extended deck, and more! Must see. Priced to sell. Located in the only 55 and older community in Conway. Close to all activities and festivities in the valley! Unit will be sold turnkey; ready for you! Just bring yourself and start making your memories today!

23. 2003-06-13
    soldstatus $44,500

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$756/yr (+$63/mo · 61.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,797
• − Mortgage interest: −$7,052
• − Property taxes: −$1,232
• − Insurance: −$630
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$8,400
• − Depreciation: −$3,663
• Taxable loss: −$1,827
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $264/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,897

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 11% Slovak 10% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.27%
• Current HPI: 417.7399
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+182.9% since first listed

7 events — show timeline

• 2026-05-29 Listed $125,900 PrimeMLS
• 2022-08-29 Sold (MLS) $109,900 PrimeMLS
• 2022-08-08 Contingent — PrimeMLS
• 2022-08-06 Price Changed $109,900 PrimeMLS
• 2022-08-06 Price Changed $109,900 PrimeMLS
• 2022-07-08 Listed $119,900 PrimeMLS
• 2003-06-13 Sold (Public Records) $44,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,232 · +1.9% YoY. Source: county tax records.