29 Fairway Ave · Newport, NH 03773

$89,500

2 bd · 2.0 ba · 1,134 sqft · Manufactured public records · 16 Days on market

Built 1994 $530/mo HOA · 29% of rent

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL KEPT AND PRICED WELL UNDER ASSESSED VALUE. COUNTRY CLUB ESTATES. ROLL OUT OF BED AND TEE OFF OR JUST ENJOY A MEAL ON THE BACK DECK. 15 MINUTES TO SUNAPEE FUN. THIS HOME FEATURES 2 BEDROOMS, 2 FULL BATHS AND A WIDE OPEN KITCHEN AND LIVINGROOM/DINING AREA. DON'T MISS THE CHANCE TO LIVE IN THE QUIET COUNTRY CLUB ESTATES.

Key facts

• 28 x 12 deck
• Great lot
• Shed for your tools

Tags

• GREAT LOT
• ROOM FOR A GARDEN
• 28 X 12 DECK
• SHED FOR YOUR TOOLS

Property features AI

Finance

• Other: Sale includes manufactured home and outbuilding
• HOA & community: Monthly fee of $530; HOA fee includes plowing, sewer, trash, water, and park rent; Located in Country Club Estates (park approval: yes)

Exterior

• Parking: Gravel driveway
• Utilities: Public water; On-site septic / leach field (private); 100 Amp electrical service with circuit breakers; DSL internet available; Cable available; LP/Bottle gas available; Telephone service available
• Home design: Manufactured home (Manuf/Mobile); Blue exterior; Shingle roof; Entry on main level
• Construction: Built in 1994; Vinyl siding; Manufactured home structure
• Exterior features: Country setting; Landscaped; Near golf course; Near shopping; Near skiing; Gravel driveway

Interior

• Kitchen: Kitchen (15' x 16'); Gas stove; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom with bath (12' x 16') on main level; Second bedroom (9' x 16') on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heat
• Interior features: 4 total rooms; Living/Dining area
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.4% in Newport — 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 76/100 on livability (#26 in NH, #3,805 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Newport School District (town): math 10% / reading 21% proficiency, ranked #98 of 98 in NH (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Richards Elementary School (math 12% / reading 12%, grade F, #257 of 263 statewide, top 98%, 323 students, 64% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $88,157 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 2.07% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,428
• Equity at exit: $13,345

10-year hold

• IRR: 13.4%
• Equity multiple: 2.08×
• Total profit: $27,118
• Equity at exit: $7,738

Cash invested: $25,060 (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 03773

• Home prices YoY: -6.0%
• Active inventory: 70
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$37
• HOA: −$530
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $276

Break-even live

Break-even rent $1,501

Max offer price $89,500

Occupancy floor 80%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Unity Rd Newport, NH	1.0	1.0	952	$1,850	$1.94	43d	1	0.48mi

HOA detail

• Monthly dues: $530 · $6,360/yr

Listing history 13 events

1. 2026-06-19
   days on market $89,500 Active 16 DOM
2. 2026-06-18
   days on market $89,500 Active 15 DOM
3. 2026-06-17
   days on market $89,500 Active 14 DOM
4. 2026-06-16
   days on market $89,500 Active 13 DOM
5. 2026-06-15
   days on market $89,500 Active 12 DOM
6. 2026-06-14
   days on market $89,500 Active 10 DOM
7. 2026-06-12
   remarks 660-char remark
8. 2026-06-12
   pricedays on market $89,500 Active 9 DOM
9. 2026-06-09
   days on market $99,000 Active 6 DOM
10. 2026-06-08
    days on market $99,000 Active 5 DOM
11. 2026-06-07
    days on market $99,000 Active 4 DOM
12. 2026-06-05
    remarks 516-char remark
13. 2026-06-05
    listed $99,000 Active 1 DOM

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

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $1,791 · $149/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$80/yr (+$7/mo · 4.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$5,013
• − Property taxes: −$1,791
• − Insurance: −$448
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$6,360
• − Depreciation: −$2,604
• Taxable income: $2,432
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $2,724/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: Newport School District
• NCES district ID: 3305310
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $49,710
• Composite: 14.12/100
• National rank: #9459
• State rank: #98 of 98 in NH

Livability — Newport

• Score: 76/100
• State rank: #26
• US rank: #3805

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, NH
• City population: 7,905
• Population (ZIP): 7,905

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 14% Slovak 4% Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.59%
• Current HPI: 352.2789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+297.6% since first listed

3 events — show timeline

• 2026-06-01 Listed $99,000 PrimeMLS
• 2012-09-27 Sold (MLS) $19,900 PrimeMLS
• 2012-04-25 Listed $24,900 PrimeMLS

Property tax history

+5.4%/yr

Latest (2025): $1,791 · +3.2% YoY. Source: county tax records.