59 Lakeside Dr · Winchendon, MA 03447

$85,000

2 bd · 1.0 ba · 795 sqft · Manufactured public records · 43 Days on market

Built 1985 4,791 sqft lot $107/sqft · 22% above area Est $66k · 29% over $154/mo HOA · 8% of rent

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Why this score? — see what drove the B 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
• 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
• ARV discount +0.0/15.0

Listing remarks

Adorable mobile home in the desirable Woodbrook Camp & Tennis Club. Spend the summer here and enjoy swimming at the private beach, boating, fishing and many other recreational activities! This home has seen many updates in recent years including new flooring, remodeled bathroom with walk-in shower, new roof on the screened porch and new stairs up to the large deck. Most all furnishings are included with the sale. This is a gated, seasonal community open from April 15 to October 15th. During the off season you are still able to use the home for up to 8 days per month.

Key facts

• 4,791 sq ft lot
• Community pool
• Built 1985

Property features AI

Finance

• Other: Located in the Woodbrook Camp & Tennis Club community (private road, privately maintained); Common land acreage: 53; Lot identifier: 2-59
• HOA & community: Annual association fee of 1,850 (yearly); Association fee includes electric, landscaping, plowing, recreation, sewer, trash, water, condo association fee, and park fees; Community amenities include clubhouse, pool (in-ground), playground, boat launch, RV parking, beach rights, common acreage, master insurance, snow removal, trash removal, landscaping, and security

Exterior

• Parking: Gravel driveway
• Security: Community security (association-provided)
• Utilities: Community water; Community sewer; 150 Amp electric service; High-speed internet available; Cable available
• Home design: Manufactured home (Park Model); Blue exterior
• Construction: Vinyl siding; Metal and asphalt shingle roof; Built in 1985; Manufactured home structure
• Exterior features: Beach access; Country setting; Shared-private water access to Sip Pond; Part of a community with common acreage

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Exhaust fan
• Bedrooms: Two bedrooms (one about 9.5 x 11; one about 8.5 x 11) — all on the main level
• Flooring: Vinyl plank flooring
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating with vented gas heater and hot air distribution; Cooling: Other
• Interior features: Five total rooms; Porch (approximately 9 x 11); Family room (approximately 9.5 x 21); Kitchen (approximately 11 x 18)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 2.28% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.07%
• DSCR: 2.69
• GRM: 3.7

CMA / ARV

• ARV (median comp): $65,761
• List price: $85,000
• Delta: 29.26%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Lakeside Dr	0.03mi	2/1.0	748 (-6%)	11mo	$65,000	$87	80
63 Brook Side Rd	0.31mi	2/1.0	760 (-4%)	13mo	$135,000	$178	67
94 Lakeside Dr	0.05mi	3/1.5 (+1)	716 (-10%)	24mo	$125,000	$175	54

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: 53.7%
• Equity multiple: 4.97×
• Total profit: $94,523
• Equity at exit: $76,575

10-year hold

• IRR: 47.3%
• Equity multiple: 11.12×
• Total profit: $240,832
• Equity at exit: $165,136

Cash invested: $23,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$35
• HOA: −$154
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $755

Break-even live

Break-even rent $983

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 23 events

1. 2026-06-19
   days on market $85,000 Active 43 DOM
2. 2026-06-18
   days on market $85,000 Active 42 DOM
3. 2026-06-17
   days on market $85,000 Active 41 DOM
4. 2026-06-16
   days on market $85,000 Active 40 DOM
5. 2026-06-15
   days on market $85,000 Active 39 DOM
6. 2026-06-14
   days on market $85,000 Active 37 DOM
7. 2026-06-12
   days on market $85,000 Active 36 DOM
8. 2026-06-09
   days on market $85,000 Active 33 DOM
9. 2026-06-09
   price $85,000 Active 32 DOM
10. 2026-06-08
    days on market $92,000 Active 32 DOM
11. 2026-06-07
    days on market $92,000 Active 31 DOM
12. 2026-06-07
    days on market $92,000 Active 30 DOM
13. 2026-06-03
    days on market $92,000 Active 27 DOM
14. 2026-06-02
    days on market $92,000 Active 26 DOM
15. 2026-06-01
    days on market $92,000 Active 25 DOM
16. 2026-05-31
    days on market $92,000 Active 24 DOM
17. 2026-05-30
    days on market $92,000 Active 23 DOM
18. 2026-05-07
    listed $99,900 Active 579-char remark
19. 2025-07-12
    price $110,000
20. 2025-06-01
    price $115,000
21. 2024-08-15
    price $129,000
22. 2012-09-13
    soldstatus $50,000
23. 1998-10-06
    soldstatus $22,800

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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 · 16 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: $23,264
• − Mortgage interest: −$4,761
• − Property taxes: −$1,697
• − Insurance: −$425
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$1,848
• − Depreciation: −$2,473
• Taxable income: $8,338
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $7,059/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

+272.8% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $85,000 PrimeMLS
• 2026-05-28 Price Changed $92,000 PrimeMLS
• 2026-05-07 Listed $99,900 PrimeMLS
• 2025-07-12 Price Changed $110,000 PrimeMLS
• 2025-06-01 Price Changed $115,000 PrimeMLS
• 2024-08-15 Price Changed $129,000 PrimeMLS
• 2012-09-13 Sold (Public Records) $50,000 Public Records
• 1998-10-06 Sold (Public Records) $22,800 Public Records

Property tax history

+4.3%/yr

Latest (2024): $1,697 · +8.0% YoY. Source: county tax records.