7 Crown Point Dr Unit B · Charlestown, NH 03603

$93,000

2 bd · 1.5 ba · 1,008 sqft · Manufactured public records · 4 Days on market

Built 1995 Est $86k · 9% over $300/mo HOA · 18% of rent

---

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
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss your opportunity to own this beautifully remodeled, move-in-ready 2-bedroom, 2-bathroom home located in a desirable Co-Op park setting. Thoughtfully designed with the bedrooms and bathrooms situated on opposite ends of the home, this layout offers added privacy and comfort. The spacious, updated kitchen provides plenty of room for cooking, entertaining, and everyday living, while central air conditioning ensures year-round comfort. Outside, you'll find a nicely landscaped lot that enhances the home's curb appeal, along with a convenient carport and a storage shed perfect for lawn equipment and outdoor essentials. With its attractive updates, functional layout, and turnkey conditi

Key facts

• Remodeled
• Carport
• Landscaped lot

Tags

• REMODELED
• MOVE IN READY
• UPDATED KITCHEN
• CENTRAL AIR CONDITIONING
• LANDSCAPED LOT
• CARPORT

Property features AI

Finance

• Other: Mobile co-op: yes; Mobile park approval: yes; Road frontage is paved and privately maintained; Directions: Follow GPS
• HOA & community: Monthly park rent of $300; One-time buy-in fee of $500; One-time other fee of $100

Exterior

• Parking: Paved driveway
• Utilities: Public water; Community/public sewer; 100 Amp electric service; High-speed internet available; Cable and telephone available
• Home design: Single-wide manufactured/mobile home; Existing construction; Unit/Lot B; Metal roof; Built in 1995
• Construction: Vinyl siding
• Exterior features: Landscaped lot; Level lot; Paved driveway; Located in a mobile home park (Crown Point)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with propane; Central air conditioning
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Cap rate 11.9% vs local median 3.4% in Charlestown — 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 (#39 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: housing D, health & safety D, amenities F.
• Fall Mountain Regional School District (rural): math 32% / reading 47% proficiency, ranked #65 of 98 in NH (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($643 loan paydown + $9k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -20% 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $93,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Ponderosa Park	0.30mi	3/2.0 (+1)	1,064 (+6%)	4mo	$30,000	$28	66
74 Morways Park	0.56mi	2/2.0	1,008 (0%)	9mo	$124,000	$123	64
1010 Morway Park	0.54mi	2/2.0	954 (-5%)	4mo	$81,000	$85	60
162 Pebblewood Dr	0.41mi	3/1.5 (+1)	924 (-8%)	3mo	$75,000	$81	60
1025 Mountainview Ave Unit Twin Valley Estates	0.49mi	3/2.0 (+1)	1,064 (+6%)	2mo	$127,500	$120	59
53 Morways Park	0.50mi	3/2.0 (+1)	1,064 (+6%)	8mo	$67,400	$63	54
41 Morways Park #41	0.57mi	3/1.0 (+1)	938 (-7%)	2mo	$45,000	$48	54
36 Trillium Ln	0.56mi	3/2.0 (+1)	924 (-8%)	1mo	$34,000	$37	52
70 Morways Park	0.56mi	2/1.0	924 (-8%)	7mo	$92,000	$100	52
14 Morways Park	0.56mi	2/1.0	924 (-8%)	10mo	$45,000	$49	49
1025 Morways Park	0.54mi	3/2.0 (+1)	1,067 (+6%)	14mo	$120,000	$112	47
27 Oakwood Cir	0.57mi	2/1.5	896 (-11%)	13mo	$85,000	$95	44

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: 39.3%
• Equity multiple: 4.01×
• Total profit: $78,485
• Equity at exit: $83,782

10-year hold

• IRR: 33.9%
• Equity multiple: 9.06×
• Total profit: $209,754
• Equity at exit: $180,679

Cash invested: $26,040 (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 03603

• Home prices YoY: 8.6%
• Active inventory: 35
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$39
• HOA: −$300
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $434

Break-even live

Break-even rent $1,146

Max offer price $93,000

Occupancy floor 69%

Sensitivity live

Price	-10% $487	-5% $460	+0% $434	+5% $408	+10% $381
Rent	-10% $300	-5% $367	+0% $434	+5% $501	+10% $568
Rate	-1.0pp $481	-0.5pp $458	base $434	+0.5pp $410	+1.0pp $385

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Main St Charlestown, NH	2.0	1.0	1100	$1,695	$1.54	44d	1	1.30mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 5 events

1. 2026-06-19
   days on market $93,000 Active 4 DOM
2. 2026-06-18
   days on market $93,000 Active 3 DOM
3. 2026-06-17
   days on market $93,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $93,000 Active 1 DOM

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$543/yr (+$45/mo · 57.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$5,209
• − Property taxes: −$942
• − Insurance: −$465
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$3,600
• − Depreciation: −$2,705
• Taxable income: $4,164
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,210/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: Fall Mountain Regional School District
• NCES district ID: 3302990
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $53,411
• Composite: 34.35/100
• National rank: #5227
• State rank: #65 of 98 in NH

Livability — Charlestown

• Score: 71/100
• State rank: #39
• US rank: #6553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,272

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Asian 2%
• Common ancestry: Lithuanian 11% Slovak 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 320.9344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $93,000 PrimeMLS

Property tax history

+2.1%/yr

Latest (2024): $942 · +5.3% YoY. Source: county tax records.