46 Packards Rd Unit 101- Week 01 · Waterville Valley, NH 03215

$936

2 bd · 2.0 ba · 1,272 sqft · Condo · 175 Days on market

Built 1967 $92/mo HOA · 4% 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

Unit #101 – Week 01 (January) is a deeded week that lines up at the beginning of January and is a great time to take advantage of Winter weather and all that it brings for your time share week at The Inns of Waterville Valley (The Inns). Unit #101 sleeps 6 people and is a Two Bedroom, two full bath corner unit on the first floor. This unit has a full kitchen with pantry and breakfast bar, a dining room with a sliding door that leads to your own private deck, a large living area with a beautiful gas fireplace and a pull-out sofa bed, a second bedroom with twin beds and a second full bathroom. The master bedroom with master bathroom has a door that leads to a room with your own indoor hot tub and view of the back yard as you watch the snow fall from your private hot tub. Waterville Valley is a four-season resort offering 265 acres of alpine skiing terrain, 72 kilometers of Nordic ski trails, 125 miles of hiking trails, over 50 miles of mountain biking trails and much more. The Inns with 19 units, is nestled in the foothills of Mount Tecumseh and the majestic White Mountains of New Hampshire and is in an exceptionally pedestrian-friendly area with an interconnected and extensive trail system, walking paths and hiking trails. Waterville Valley is in the foothills of the White Mountains.

Key facts

• Private deck
• Full kitchen
• Indoor hot tub

Tags

• FULL KITCHEN
• PRIVATE DECK
• GAS FIREPLACE
• INDOOR HOT TUB
• VIEW OF THE BACK YARD
• PEDESTRIAN FRIENDLY AREA

Property features AI

Finance

• Other: Property is existing construction
• Financial info: Timeshare / fractional ownership (weeks) — 1 week (timeshare/fractional ownership applies); Sale includes furnishings
• HOA & community: Condominium: Inns Of Waterville Valley; Condo fees billed yearly; Condo fee: $1,107 per year; Fees include cable, electric, heat, hot water, internet, landscaping, plowing, sewer, taxes, trash, and water; Association amenities include building maintenance, clubhouse, common acreage, hot tub, recreation facility, snow removal, trash removal, landscaping, and master insurance

Exterior

• Parking: Common/shared paved driveway; unassigned parking spaces
• Utilities: Public water on-site; Public sewer on-site; Circuit breaker electrical service; Cable internet available; Cable and phone service available
• Home design: Contemporary, multi-level / tri-level design; Walkout lower level; Unit: 101 - Week 01
• Construction: Built in 1967; Wood frame construction; Shingle roof; Surveyed
• Exterior features: Country setting with landscaped grounds; Hilly, wooded lot with views and nearby trails; Interior lot within a rental complex; Sidewalks and walking trails; Ski area access; Common/shared paved driveway with right-of-way; Common acreage (1.61 acres); Unassigned parking spaces (per directions)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heat
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $936.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $936).
• Recommended offer: $823 (12.1% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $65 of equity ($6 loan paydown + $59 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 $262 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($823) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $500; list at $936 implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $823 (12.1% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 267.53% ✓
• Cap rate: 2416.26%
• Cash-on-cash: 8607.01%
• DSCR: 383.96
• GRM: 0.0

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: 459.28×
• Total profit: $120,106
• Equity at exit: $608

10-year hold

• IRR: —
• Equity multiple: 992.02×
• Total profit: $259,726
• Equity at exit: $1,119

Cash invested: $262 (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

Monthly cashflow live

• Estimated rent: $2,504 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $14/yr
• Insurance: −$0
• HOA: −$92
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,880

Break-even live

Break-even rent $125

Max offer price $936

Occupancy floor 20%

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: $234
• Closing costs: $28
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	43d	1	0.13mi
29 Mountain Brook Way Waterville Valley, NH	2.0	2.0	945	$1,700	$1.80	43d	1	0.21mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	43d	1	0.23mi

HOA detail condo

• Monthly dues: $92 · $1,104/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $936 Active 175 DOM
2. 2026-06-17
   days on market $936 Active 174 DOM
3. 2026-06-16
   days on market $936 Active 173 DOM
4. 2026-06-15
   days on market $936 Active 172 DOM
5. 2026-06-13
   days on market $936 Active 170 DOM
6. 2026-06-12
   days on market $936 Active 169 DOM
7. 2026-06-09
   days on market $936 Active 166 DOM
8. 2026-06-08
   days on market $936 Active 165 DOM
9. 2026-06-07
   days on market $936 Active 164 DOM
10. 2026-06-05
    days on market $936 Active 162 DOM
11. 2026-06-04
    days on market $936 Active 160 DOM
12. 2026-06-02
    days on market $936 Active 159 DOM
13. 2026-06-01
    days on market $936 Active 158 DOM
14. 2026-05-31
    days on market $936 Active 157 DOM
15. 2025-12-25
    listed $936 Active
16. 2025-10-24
    soldstatus $500 Closed 1309-char remark

    Show marketing remark (1309 chars)

    Unit #101 – Week 01 (January) is a deeded week that lines up at the beginning of January and is a great time to take advantage of Winter weather and all that it brings for your time share week at The Inns of Waterville Valley (The Inns). Unit #101 sleeps 6 people and is a Two Bedroom, two full bath corner unit on the first floor. This unit has a full kitchen with pantry and breakfast bar, a dining room with a sliding door that leads to your own private deck, a large living area with a beautiful gas fireplace and a pull-out sofa bed, a second bedroom with twin beds and a second full bathroom. The master bedroom with master bathroom has a door that leads to a room with your own indoor hot tub and view of the back yard as you watch the snow fall from your private hot tub. Waterville Valley is a four-season resort offering 265 acres of alpine skiing terrain, 72 kilometers of Nordic ski trails, 125 miles of hiking trails, over 50 miles of mountain biking trails and much more. The Inns with 19 units, is nestled in the foothills of Mount Tecumseh and the majestic White Mountains of New Hampshire and is in an exceptionally pedestrian-friendly area with an interconnected and extensive trail system, walking paths and hiking trails. Waterville Valley is in the foothills of the White Mountains.

17. 2025-10-14
    status Pending 1309-char remark

    Show marketing remark (1309 chars)

    Unit #101 – Week 01 (January) is a deeded week that lines up at the beginning of January and is a great time to take advantage of Winter weather and all that it brings for your time share week at The Inns of Waterville Valley (The Inns). Unit #101 sleeps 6 people and is a Two Bedroom, two full bath corner unit on the first floor. This unit has a full kitchen with pantry and breakfast bar, a dining room with a sliding door that leads to your own private deck, a large living area with a beautiful gas fireplace and a pull-out sofa bed, a second bedroom with twin beds and a second full bathroom. The master bedroom with master bathroom has a door that leads to a room with your own indoor hot tub and view of the back yard as you watch the snow fall from your private hot tub. Waterville Valley is a four-season resort offering 265 acres of alpine skiing terrain, 72 kilometers of Nordic ski trails, 125 miles of hiking trails, over 50 miles of mountain biking trails and much more. The Inns with 19 units, is nestled in the foothills of Mount Tecumseh and the majestic White Mountains of New Hampshire and is in an exceptionally pedestrian-friendly area with an interconnected and extensive trail system, walking paths and hiking trails. Waterville Valley is in the foothills of the White Mountains.

18. 2024-12-01
    listed $500 Active 1309-char remark

    Show marketing remark (1309 chars)

    Unit #101 – Week 01 (January) is a deeded week that lines up at the beginning of January and is a great time to take advantage of Winter weather and all that it brings for your time share week at The Inns of Waterville Valley (The Inns). Unit #101 sleeps 6 people and is a Two Bedroom, two full bath corner unit on the first floor. This unit has a full kitchen with pantry and breakfast bar, a dining room with a sliding door that leads to your own private deck, a large living area with a beautiful gas fireplace and a pull-out sofa bed, a second bedroom with twin beds and a second full bathroom. The master bedroom with master bathroom has a door that leads to a room with your own indoor hot tub and view of the back yard as you watch the snow fall from your private hot tub. Waterville Valley is a four-season resort offering 265 acres of alpine skiing terrain, 72 kilometers of Nordic ski trails, 125 miles of hiking trails, over 50 miles of mountain biking trails and much more. The Inns with 19 units, is nestled in the foothills of Mount Tecumseh and the majestic White Mountains of New Hampshire and is in an exceptionally pedestrian-friendly area with an interconnected and extensive trail system, walking paths and hiking trails. Waterville Valley is in the foothills of the White Mountains.

ⓘ 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: $30,049
• − Mortgage interest: −$52
• − Property taxes: −$14
• − Insurance: −$5
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$1,104
• − Depreciation: −$27
• Taxable income: $24,039
• Est. tax owed @ 24.0%: −$5,769
• After-tax cash flow: $16,788/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