45 Camp Cir · Winchendon, MA 03447

$130,000

2 bd · 1.0 ba · 742 sqft · Manufactured public records · 86 Days on market

Built 1988 6,534 sqft lot $175/sqft · 101% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Woodbrook Camp and Tennis Club on Sip Pond in Fitzwilliam, NH where you own the home and the land it’s on! This two bedroom home that comes completely furnished… even the tvs and golf cart are included! It is nicely situated on a corner lot with nothing but open space you can enjoy from the oversized deck. The grill outside is also included. The kitchen inside boasts new gas stove. As a gated condo community your annual fee of only $1850 covers electricity, water, sewer, trash, road maintenance PLUS a great clubhouse, bath house, horseshoe pits, playground, as well as the tennis, pickleball, bocce and basketball courts and of course an inground swimming pool. The star of the show though is the waterfront area complete with volleyball courts, picnic pavilion, firepits, beach area and boat launch. A great place to meet new friends or host family gatherings. Sip Pond is great for swimming, boating, and bass fishing. All of this is maintained for you so you can just relax and enjoy. Even the roof is maintenance free, as a new metal one was put on not long ago. A great location in the Monadnock Mountain area and just three miles to the MA border. While the season with full services runs April – October, owners can access their home and enjoy 8 days a month on the off season. Bath house is heated and functional year round for winter camping and the nearby snowmobile trails. Schedule your showing today!

Key facts

• Clubhouse
• Oversized deck
• New gas stove

Tags

• CORNER LOT
• OVERSIZED DECK
• NEW GAS STOVE
• GATED CONDO COMMUNITY
• CLUBHOUSE
• INGROUND SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.48% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.77%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (median comp): $65,761
• List price: $130,000
• Delta: 97.69%
• 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	0.17mi	2/1.0	748 (+1%)	11mo	$65,000	$87	82
63 Brook Side Rd	0.22mi	2/1.0	760 (+2%)	13mo	$135,000	$178	75
67 Brook Side Dr	0.22mi	2/1.0	636 (-14%)	23mo	$122,000	$192	47

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: 39.0%
• Equity multiple: 4.00×
• Total profit: $109,047
• Equity at exit: $117,114

10-year hold

• IRR: 33.6%
• Equity multiple: 9.00×
• Total profit: $291,173
• Equity at exit: $252,561

Cash invested: $36,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $600

Break-even live

Break-even rent $1,170

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $673	-5% $637	+0% $600	+5% $563	+10% $526
Rent	-10% $447	-5% $524	+0% $600	+5% $676	+10% $752
Rate	-1.0pp $665	-0.5pp $633	base $600	+0.5pp $566	+1.0pp $532

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $130,000 Active 86 DOM
2. 2026-06-19
   days on market $130,000 Active 84 DOM
3. 2026-06-18
   days on market $130,000 Active 83 DOM
4. 2026-06-17
   days on market $130,000 Active 82 DOM
5. 2026-06-16
   days on market $130,000 Active 81 DOM
6. 2026-06-15
   days on market $130,000 Active 80 DOM
7. 2026-06-14
   days on market $130,000 Active 78 DOM
8. 2026-06-12
   days on market $130,000 Active 77 DOM
9. 2026-06-09
   days on market $130,000 Active 74 DOM
10. 2026-06-08
    days on market $130,000 Active 73 DOM
11. 2026-06-07
    days on market $130,000 Active 72 DOM
12. 2026-06-07
    days on market $130,000 Active 71 DOM
13. 2026-06-03
    days on market $130,000 Active 68 DOM
14. 2026-06-02
    days on market $130,000 Active 67 DOM
15. 2026-06-01
    days on market $130,000 Active 66 DOM
16. 2026-05-31
    days on market $130,000 Active 65 DOM
17. 2026-05-30
    days on market $130,000 Active 64 DOM
18. 2026-04-18
    price $155,000 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to Woodbrook Camp and Tennis Club on Sip Pond in Fitzwilliam, NH where you own the home and the land it’s on! This two bedroom home that comes completely furnished… even the tvs and golf cart are included! It is nicely situated on a corner lot with nothing but open space you can enjoy from the oversized deck. The grill outside is also included. The kitchen inside boasts new gas stove. As a gated condo community your annual fee of only $1850 covers electricity, water, sewer, trash, road maintenance PLUS a great clubhouse, bath house, horseshoe pits, playground, as well as the tennis, pickleball, bocce and basketball courts and of course an inground swimming pool. The star of the show though is the waterfront area complete with volleyball courts, picnic pavilion, firepits, beach area and boat launch. A great place to meet new friends or host family gatherings. Sip Pond is great for swimming, boating, and bass fishing. All of this is maintained for you so you can just relax and enjoy. Even the roof is maintenance free, as a new metal one was put on not long ago. A great location in the Monadnock Mountain area and just three miles to the MA border. While the season with full services runs April – October, owners can access their home and enjoy 8 days a month on the off season. Bath house is heated and functional year round for winter camping and the nearby snowmobile trails. Schedule your showing today!

19. 2026-03-27
    listed $160,000 Active 1451-char remark

    Show marketing remark (1451 chars)

    Welcome to Woodbrook Camp and Tennis Club on Sip Pond in Fitzwilliam, NH where you own the home and the land it’s on! This two bedroom home that comes completely furnished… even the tvs and golf cart are included! It is nicely situated on a corner lot with nothing but open space you can enjoy from the oversized deck. The grill outside is also included. The kitchen inside boasts new gas stove. As a gated condo community your annual fee of only $1850 covers electricity, water, sewer, trash, road maintenance PLUS a great clubhouse, bath house, horseshoe pits, playground, as well as the tennis, pickleball, bocce and basketball courts and of course an inground swimming pool. The star of the show though is the waterfront area complete with volleyball courts, picnic pavilion, firepits, beach area and boat launch. A great place to meet new friends or host family gatherings. Sip Pond is great for swimming, boating, and bass fishing. All of this is maintained for you so you can just relax and enjoy. Even the roof is maintenance free, as a new metal one was put on not long ago. A great location in the Monadnock Mountain area and just three miles to the MA border. While the season with full services runs April – October, owners can access their home and enjoy 8 days a month on the off season. Bath house is heated and functional year round for winter camping and the nearby snowmobile trails. Schedule your showing today!

20. 2025-09-04
    price $165,000
21. 2025-09-04
    price $165,000
22. 2023-05-10
    soldstatus $115,000 Closed
23. 2023-05-07
    status Pending
24. 2023-04-25
    historical Active with Contract
25. 2023-04-23
    listed $115,000 Active

ⓘ 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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,147
• − Mortgage interest: −$7,282
• − Property taxes: −$2,258
• − Insurance: −$650
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$3,782
• Taxable income: $5,472
• Est. tax owed @ 24.0%: −$1,313
• After-tax cash flow: $5,884/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

+34.8% since first listed

8 events — show timeline

• 2026-04-18 Price Changed $155,000 PrimeMLS
• 2026-03-27 Listed $160,000 PrimeMLS
• 2025-09-04 Price Changed $165,000 PrimeMLS
• 2025-09-04 Price Changed $165,000 PrimeMLS
• 2023-05-10 Sold (MLS) $115,000 PrimeMLS
• 2023-05-07 Pending — PrimeMLS
• 2023-04-25 Contingent — PrimeMLS
• 2023-04-23 Listed $115,000 PrimeMLS

Property tax history

+4.8%/yr

Latest (2024): $2,258 · +8.0% YoY. Source: county tax records.