9 Mountain Sun Way Unit 20 D · Waterville Valley, NH 03215

$50,000

3 bd · 2.5 ba · 1,660 sqft · Condo · 4 Days on market

Built 1986 $588/mo HOA · 18% of rent ↓ 12% since listing

---

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

One of the most affordable ways to enjoy Waterville Valley! Enjoy 13 weeks per year (see rotation schedule for D for specific weeks), 1 week per month, in a fantastic location and spacious Condo! This is a quarter share ownership, where you can use your time firsthand, rent your weeks, or trade them. 3-level townhome with 3 bedrooms, 2.5 baths, and an additional den/media room, plenty of room to spread out! All expenses are included in the quarterly condo fee. The units are cleaned on Fridays between 10 and 2, which is the best time window for showings. Access to the White Mtn Athletic Club ($225 membership transfer fee), Golf Club, Valley Shuttle, and tennis.

Key facts

• Access to tennis
• Den media room
• 3 level townhome

Tags

• SPACIOUS CONDO
• 3 LEVEL TOWNHOME
• DEN MEDIA ROOM
• ACCESS TO GOLF CLUB
• ACCESS TO VALLEY SHUTTLE
• ACCESS TO TENNIS

Property features AI

Finance

• Other: Directions: Traveling on NH Rt 49 into Waterville Valley, take a left on Tecumseh Rd, follow for about 1/4 mile, take a left onto Mtn Sun Way; first building on your left.
• HOA & community: Condo association with fees; Quarterly condo fee; Quarterly fee includes cable, heat, hot water, landscaping, plowing, recreation, sewer, condo association fee, taxes, and internet

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet on site; Cable available on site
• Home design: Townhouse; Existing construction; Unit/lot: 20 D; Built in 1986
• Construction: Wood frame construction; Asphalt shingle roof
• Exterior features: Near trails; Near skiing; Paved driveway; Association road frontage; Common land (approximately 1.31 acres)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Other cooling
• Interior features: 7 total rooms; Timeshare / fractional ownership (13 weeks)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).

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.
• Zoned schools: Waterville Valley Elementary School (math 54% / reading 54%, grade C, #62 of 263 statewide, top 30%, 51 students, 8% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $4k of equity ($346 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $50,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 6.47% ✓
• Cap rate: 45.27%
• Cash-on-cash: 139.21%
• DSCR: 7.19
• GRM: 1.3

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: 9.52×
• Total profit: $119,254
• Equity at exit: $32,463

10-year hold

• IRR: —
• Equity multiple: 20.31×
• Total profit: $270,364
• Equity at exit: $59,780

Cash invested: $14,000 (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: 27
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$588
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,624

Break-even live

Break-even rent $1,182

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,659	-5% $1,641	+0% $1,624	+5% $1,607	+10% $1,590
Rent	-10% $1,368	-5% $1,496	+0% $1,624	+5% $1,752	+10% $1,880
Rate	-1.0pp $1,649	-0.5pp $1,637	base $1,624	+0.5pp $1,611	+1.0pp $1,598

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	45d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	45d	1	0.26mi

HOA detail condo

• Monthly dues: $588 · $7,056/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $50,000 Active 4 DOM
2. 2026-06-21
   days on market $50,000 Active 3 DOM
3. 2026-06-17
   remarks 668-char remark
4. 2026-06-17
   listed $50,000 Active 1 DOM

ⓘ 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: $38,850
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$7,056
• − Depreciation: −$1,455
• Taxable income: $20,323
• Est. tax owed @ 24.0%: −$4,877
• After-tax cash flow: $14,612/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

-12.3% since first listed

3 events — show timeline

• 2026-06-17 Listed $50,000 PrimeMLS
• 2026-01-30 Price Changed $55,000 PrimeMLS
• 2025-11-26 Price Changed $57,000 PrimeMLS