9 Mountain Sun Way Unit 18C · Waterville Valley, NH 03215

$44,000

3 bd · 2.5 ba · 1,838 sqft · Timeshare · 79 Days on market

Built 1987 $588/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for vacation ownership in Beautiful Waterville Valley! Enjoy 13 weeks per year! Great layout, mint condition, Sleeps 10 comfortably! Private Master Bedroom w/ Master bath on 3rd level. Condo Association Fee covers all your ownership expenses! Fully furnished, all maintenance inside & out, cleaning services, heat, cable, appliances, linens, towels, washer & dryer, taxes AS WELL AS membership to Athletic Club membership AND Golf Membership! Bus stop right outside complex that takes you around valley & ski lift!

Key facts

• Private patio
• Whirlpool tub
• Mudroom entry

Tags

• MUDROOM ENTRY
• PRIVATE PATIO
• WHIRLPOOL TUB

Property features AI

Finance

• Other: Deed and property disclosure documents available
• HOA & community: Quarterly condo fees; Quarterly fee amount: 1765; HOA fee includes cable, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, taxes, trash, water, building maintenance, management, master insurance, storage, and trash removal; Association amenities include building maintenance, common acreage, landscaping, management plan, master insurance, recreation facility, snow removal, indoor storage and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public sewer; Utilities include cable internet and underground utilities; Electric service with circuit breakers (electric company included); Water service included; Cable and phone service included; Fuel service included
• Home design: Townhouse; Existing construction; Unit 18C; Part of Mountain Sun Quartershare development
• Construction: Built in 1987; Wood frame construction with clapboard/wood exterior; Asphalt shingle roof
• Exterior features: Condo development setting; Near ski area, golf course, paths, shopping and public transportation; In-town location; Valley setting; Common acreage totaling approximately 1.3 acres; Paved driveway; Paved public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric baseboard heat
• Interior features: Seven total rooms; Carpet and tile flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath timeshare listed at $44k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waterville Valley School District (rural): math 50% / reading 50% proficiency, ranked #98 of 171 in NH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($304 loan paydown + $3k appreciation (6.3% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, 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 79 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $18k; list at $44k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $41,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 7.88% ✓
• Cap rate: 56.62%
• Cash-on-cash: 179.75%
• DSCR: 9.00
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.67×
• Total profit: $131,509
• Equity at exit: $28,567

10-year hold

• IRR: —
• Equity multiple: 24.98×
• Total profit: $295,407
• Equity at exit: $52,607

Cash invested: $12,320 (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 03215

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $3,465 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$588
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,845

Break-even live

Break-even rent $1,129

Max offer price $44,000

Occupancy floor 42%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	44d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	44d	1	0.09mi

HOA detail

• Monthly dues: $588 · $7,056/yr
• Likely covers: watercable

Listing history 19 events

1. 2026-06-18
   days on market $44,000 Active 79 DOM
2. 2026-06-17
   days on market $44,000 Active 78 DOM
3. 2026-06-16
   days on market $44,000 Active 77 DOM
4. 2026-06-15
   days on market $44,000 Active 76 DOM
5. 2026-06-13
   days on market $44,000 Active 74 DOM
6. 2026-06-12
   days on market $44,000 Active 73 DOM
7. 2026-06-09
   days on market $44,000 Active 70 DOM
8. 2026-06-08
   days on market $44,000 Active 69 DOM
9. 2026-06-07
   days on market $44,000 Active 68 DOM
10. 2026-06-05
    days on market $44,000 Active 66 DOM
11. 2026-06-04
    days on market $44,000 Active 64 DOM
12. 2026-06-02
    days on market $44,000 Active 63 DOM
13. 2026-06-01
    days on market $44,000 Active 62 DOM
14. 2026-05-31
    days on market $44,000 Active 61 DOM
15. 2026-03-31
    listed $44,000 Active
16. 2025-03-05
    price $57,000
17. 2017-12-29
    soldstatus $18,500 Closed 550-char remark

    Show marketing remark (550 chars)

    Great opportunity for vacation ownership in Beautiful Waterville Valley! Enjoy 13 weeks per year! Great layout, mint condition, Sleeps 10 comfortably! Private Master Bedroom w/ Master bath on 3rd level. Condo Association Fee covers all your ownership expenses! Fully furnished, all maintenance inside & out, cleaning services, heat, cable, appliances, linens, towels, washer & dryer, taxes AS WELL AS membership to Athletic Club membership AND Golf Membership! Bus stop right outside complex that takes you around valley & ski lift!

18. 2017-12-02
    status Pending 550-char remark

    Show marketing remark (550 chars)

    Great opportunity for vacation ownership in Beautiful Waterville Valley! Enjoy 13 weeks per year! Great layout, mint condition, Sleeps 10 comfortably! Private Master Bedroom w/ Master bath on 3rd level. Condo Association Fee covers all your ownership expenses! Fully furnished, all maintenance inside & out, cleaning services, heat, cable, appliances, linens, towels, washer & dryer, taxes AS WELL AS membership to Athletic Club membership AND Golf Membership! Bus stop right outside complex that takes you around valley & ski lift!

19. 2017-08-24
    listed $19,899 Active 550-char remark

    Show marketing remark (550 chars)

    Great opportunity for vacation ownership in Beautiful Waterville Valley! Enjoy 13 weeks per year! Great layout, mint condition, Sleeps 10 comfortably! Private Master Bedroom w/ Master bath on 3rd level. Condo Association Fee covers all your ownership expenses! Fully furnished, all maintenance inside & out, cleaning services, heat, cable, appliances, linens, towels, washer & dryer, taxes AS WELL AS membership to Athletic Club membership AND Golf Membership! Bus stop right outside complex that takes you around valley & ski lift!

ⓘ 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: $41,583
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$3,327
• − Management: −$3,327
• − HOA: −$7,056
• − Depreciation: −$1,280
• Taxable income: $23,249
• Est. tax owed @ 24.0%: −$5,580
• After-tax cash flow: $16,566/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: Waterville Valley School District
• NCES district ID: 3306910
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $66,976
• Composite: 46.42/100
• National rank: #5344
• State rank: #98 of 171 in NH

Livability — Waterville Valley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 269

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Italian 20% Lithuanian 10% Scotch-Irish 9%
• Foreign-born: 11% · China

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 541.9424
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+121.1% since first listed

5 events — show timeline

• 2026-03-31 Listed $44,000 PrimeMLS
• 2025-03-05 Price Changed $57,000 PrimeMLS
• 2017-12-29 Sold (MLS) $18,500 PrimeMLS
• 2017-12-02 Pending — PrimeMLS
• 2017-08-24 Listed $19,899 PrimeMLS