9 Sargent Pl #35 · Laconia, NH 03249

$219,900

2 bd · 2.0 ba · 930 sqft · Manufactured public records · 38 Days on market

Built 2026 $236/sqft · 127% above area

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Turn Key Mint condition home with wonderful updates such as new roof, all new windows & doors, new furnace, new flooring thru-out. Located in well maintained park. Refinished heated enclosed porch with gas fireplace. Spacious screened porch for those buggy summer nights. Convenient car port, large shed, close to shopping, skiing & Gilford town beach. This home is a winner!!!

Key facts

• Pre-construction
• Double-wide home
• Upgraded cabinetry

Tags

• PRE-CONSTRUCTION
• DOUBLE-WIDE HOME
• LAKES BREEZE MOBILE HOME PARK
• OPEN-CONCEPT LAYOUT
• UPGRADED CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Taxes to be determined
• HOA & community: Mobile park approval in place

Exterior

• Utilities: Community sewer; Community water; 100 amp electrical service; Cable available; DSL and cable/high-speed internet available; Gas - LP/bottle
• Home design: Double wide mobile home; Located in Lakes Breeze Mobile Home Park, Lot 35; Pre-construction
• Construction: Wood frame and aluminum siding; Shingle roof; Built in 2026
• Exterior features: Deed restricted; Near lakes; Mountain views; Near shopping; Near skiing; Near snowmobile trails; Neighborhood setting; Near schools; Paved driveway; Road frontage via association and paved

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Energy Star heating system; Gas heater
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.0% below list).
• Recommended offer: $165k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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) — zoned schools at 13% FRL track the district average.
• Market conditions: 86 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 $24k of equity ($2k loan paydown + $22k 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 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $32k; list at $220k implies a 589% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000 (25.0% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $110,000
• List price: $219,900
• Delta: 99.91%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sargent Pl	0.00mi	2/1.5	920 (-1%)	10mo	$38,000	$41	88
9 Sargent Pl #88	0.00mi	2/1.5	960 (+3%)	10mo	$131,900	$137	85
9 Sargent Pl #117	0.00mi	3/1.5 (+1)	924 (-1%)	9mo	$169,000	$183	84
9 Sargents Pl #108	0.00mi	2/1.5	924 (-1%)	22mo	$86,000	$93	79
9 Sargent Pl #72	0.00mi	2/1.5	1,025 (+10%)	4mo	$110,000	$107	77
23 liscomb Cir #26	0.37mi	2/2.0	924 (-1%)	12mo	$111,998	$121	72
9 Sargent Pl #112	0.00mi	3/1.0 (+1)	972 (+4%)	20mo	$100,000	$103	66
9 Sargent Pl #36	0.00mi	2/1.5	1,024 (+10%)	23mo	$45,000	$44	62
23 Liscomb Cir #42	0.37mi	2/1.0	964 (+4%)	13mo	$120,000	$124	62
9 Sargent Pl #49	0.00mi	2/2.0	1,056 (+14%)	19mo	$190,000	$180	61
9 Sargent Pl #80	0.00mi	2/1.0	812 (-13%)	20mo	$90,500	$111	58
23 Liscomb Cir #32	0.37mi	2/1.5	872 (-6%)	20mo	$17,500	$20	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: 21.3%
• Equity multiple: 2.72×
• Total profit: $106,020
• Equity at exit: $198,103

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $323,087
• Equity at exit: $427,217

Cash invested: $61,572 (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: 86
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-216

Break-even live

Break-even rent $1,924

Max offer price $188,618

Occupancy floor —

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: $54,975
• Closing costs: $6,597
• 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	43d	1	0.23mi

Listing history 22 events

1. 2026-06-19
   days on market $219,900 Active 38 DOM
2. 2026-06-18
   days on market $219,900 Active 37 DOM
3. 2026-06-17
   days on market $219,900 Active 36 DOM
4. 2026-06-16
   days on market $219,900 Active 35 DOM
5. 2026-06-15
   days on market $219,900 Active 34 DOM
6. 2026-06-14
   days on market $219,900 Active 32 DOM
7. 2026-06-12
   days on market $219,900 Active 31 DOM
8. 2026-06-09
   days on market $219,900 Active 28 DOM
9. 2026-06-08
   days on market $219,900 Active 27 DOM
10. 2026-06-07
    days on market $219,900 Active 26 DOM
11. 2026-06-05
    days on market $219,900 Active 24 DOM
12. 2026-06-04
    days on market $219,900 Active 22 DOM
13. 2026-06-02
    days on market $219,900 Active 21 DOM
14. 2026-06-01
    days on market $219,900 Active 20 DOM
15. 2026-05-31
    days on market $219,900 Active 19 DOM
16. 2026-05-31
    days on market $219,900 Active 18 DOM
17. 2026-05-12
    status Active 1807-char remark
18. 2026-05-12
    historical 1807-char remark
19. 2026-05-11
    listed $219,900 Active 1807-char remark
20. 2025-05-13
    price $229,900
21. 2012-09-28
    soldstatus $31,900

    Show marketing remark (389 chars)

    Turn Key Mint condition home with wonderful updates such as new roof, all new windows & doors, new furnace, new flooring thru-out. Located in well maintained park. Refinished heated enclosed porch with gas fireplace. Spacious screened porch for those buggy summer nights. Convenient car port, large shed, close to shopping, skiing & Gilford town beach. This home is a winner!!!

22. 2012-02-13
    listed $29,900

    Show marketing remark (389 chars)

    Turn Key Mint condition home with wonderful updates such as new roof, all new windows & doors, new furnace, new flooring thru-out. Located in well maintained park. Refinished heated enclosed porch with gas fireplace. Spacious screened porch for those buggy summer nights. Convenient car port, large shed, close to shopping, skiing & Gilford town beach. This home is a winner!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,397
• Taxable loss: −$6,481
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $-1,039/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

Price history

+635.5% since first listed

6 events — show timeline

• 2026-05-12 Relisted — PrimeMLS
• 2026-05-12 Delisted — PrimeMLS
• 2026-05-11 Listed $219,900 PrimeMLS
• 2025-05-13 Price Changed $229,900 PrimeMLS
• 2012-09-28 Sold (MLS) $31,900 PrimeMLS
• 2012-02-13 Listed $29,900 PrimeMLS

Property tax history

-25.7%/yr

Latest (2025): $9 · +0.0% YoY. Source: county tax records.