9 Sargent Pl #6 · Laconia, NH 03249

$159,900

2 bd · 1.0 ba · 696 sqft · Manufactured public records · 26 Days on market

Built 2026 $230/sqft · 117% above area $525/mo HOA · 32% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Brand new , never lived in mobile home located in 55+ community of lake Breeze Mobile Home park. This home is bright, cheery and the perfect size. Live here full time or use as your summer residence. Perfect location, close to beaches, skiing, hiking trails, restaurants, shopping and music and theatrical venues

Key facts

• Built 2026
• Listed 26 days

Property features AI

Finance

• Other: Roads privately maintained; Directions: enter park, turn right, first home on left
• Financial info: Taxes to be determined
• HOA & community: One-time park fee of 125; Monthly fee of 525 covering sewer, trash, water and park rent

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Manufactured/mobile home; Existing construction; Entry unit/lot #66; Year built 2026
• Construction: Vinyl siding; Asphalt shingle roof; Built in 2026
• Exterior features: Leased, level site; Located in Lake Breeze Mobile Home Park (park approval required)

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Refrigerator
• Flooring: Carpet; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Forced air
• Interior features: 5 total rooms; Carpet and vinyl plank flooring
• Laundry & utility: Water heater (domestic)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (19.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $129k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: commute F.
• Gilford School District (rural): math 52% / reading 52% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Gilford Elementary School (math 57% / reading 62%, grade B-, #42 of 263 statewide, top 19%, 322 students, 13% FRL); Gilford Middle School (math 55% / reading 49%, grade C+, #18 of 96 statewide, top 19%, 305 students, 18% FRL); Gilford High School (math 37% / reading 52%, grade F, #54 of 90 statewide, top 61%, 499 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $128,575 (19.6% 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. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 8.1

CMA / ARV

• ARV (median comp): $80,000
• List price: $159,900
• Delta: 99.88%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sargent Pl #23	0.00mi	2/1.5	784 (+13%)	0mo	$50,000	$64	77
9 Sargent Pl #93	0.00mi	2/1.0	784 (+13%)	3mo	$70,000	$89	76
9 Sargent Pl #84	0.00mi	2/1.0	600 (-14%)	3mo	$80,000	$133	74
23 Liscomb Cir #24	0.37mi	2/1.0	728 (+5%)	3mo	$63,000	$87	73
23 Liscomb Cir #44	0.37mi	2/1.0	728 (+5%)	12mo	$105,000	$144	65

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $76,048
• Equity at exit: $144,051

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $233,338
• Equity at exit: $310,651

Cash invested: $44,772 (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 03249

• Home prices YoY: 8.5%
• Active inventory: 87
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$67
• HOA: −$525
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-177

Break-even live

Break-even rent $1,874

Max offer price $128,575

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-132	+0% $-177	+5% $-223	+10% $-268
Rent	-10% $-308	-5% $-242	+0% $-177	+5% $-112	+10% $-47
Rate	-1.0pp $-97	-0.5pp $-137	base $-177	+0.5pp $-219	+1.0pp $-261

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Lake St Gilford, NH	1.0	1.0	673	$1,650	$2.45	45d	1	0.23mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 2 events

1. 2026-05-01
   listed $159,900 Active 312-char remark
2. 2026-04-29
   historical $159,900 312-char remark

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$1,439/yr (+$120/mo · 236.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,957
• − Property taxes: −$608
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$6,300
• − Depreciation: −$4,652
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-1,004/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: Gilford School District
• NCES district ID: 3303180
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $65,107
• Composite: 45.9/100
• National rank: #2550
• State rank: #32 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

• City population: 17,103
• Population (ZIP): 7,785

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% Hispanic / Latino 4% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 12% Italian 5% Slovak 4%
• Foreign-born: 3% · China, South Korea
• Languages at home: 96% English-only · Other Indo-European 3% German/W. Germanic 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: ▲ 33.06%
• Current HPI: 420.4481
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property tax history

+7.1%/yr

Latest (2025): $608 · +5.4% YoY. Source: county tax records.