11 Lilac Ln #11 · Belmont, NH 03220

$89,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 15 Days on market

Built 1995 Fair condition $59/sqft · 77% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11 Lilac Lane in desirable Belmont, New Hampshire—an inviting home offering 1,512 square feet, 3 bedrooms, and 2 full bathrooms, designed for comfortable everyday living. The bright and functional layout features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. A standout feature is the four-season added room, perfect for year-round enjoyment as a sunroom, home office, or additional living space. The home also includes a full basement, offering excellent potential for future finishing or abundant storage. Step outside to enjoy a private backyard ideal for relaxing or entertaining, along with three parking spaces in your own driveway for added convenience. Conveniently located just minutes from the Tanger Outlets Tilton, a variety of local restaurants, grocery stores, and everyday essentials. Commuters and residents alike will appreciate easy access to nearby healthcare, including Concord Hospital and Lakes Region General Hospital. Enjoy being close to the Lakes Region’s year-round recreation, including boating, hiking, and skiing. This is a 55+ park. Come Make This House Your Home! Open House Saturday May 9th from 2PM to 4PM.

Key facts

• Built 1995
• Listed 15 days

Property features AI

Finance

• Other: Unit/Lot number 11 in the community; Shared paved road frontage; Association documents available (association docs, deed, plot plan, property disclosure, tax map)
• HOA & community: Park fees/park rent applicable; Community clubhouse

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 200 AMP electric service; High-speed internet available; Cable available
• Home design: Manufactured double-wide home; Gray exterior; Shingle roof; Existing structure; Located in Great Brook Village
• Construction: Built in 1995; Vinyl siding; Concrete foundation
• Exterior features: Beach and municipal lake access to Winnisquam Lake; Near golf course, shopping, hospital, skiing, snowmobile trails and schools; Pond on or near property

Interior

• Kitchen: Electric cooktop; Electric stove; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on main level); One bedroom includes a private bath (main level)
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Six total rooms; Living/dining area; Porch
• Laundry & utility: Main-level laundry room; Washer and dryer included; Unfinished basement with concrete floor and storage space; Basement walk-up access and stairs to basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $955 ($11k/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: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 1.7% in Belmont — 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 61/100 on livability (#89 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, housing D, amenities F.
• Shaker Regional School District (rural): math 27% / reading 45% proficiency, ranked #70 of 98 in NH (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belmont Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 334 students, 40% FRL).
• Market conditions: 62 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Belknap County population projected at -10% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.22% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.54%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $395,519
• List price: $89,900
• Delta: -77.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Magnolia Ln #16	0.10mi	3/2.0	1,566 (+4%)	3mo	$75,000	$48	87
21 Magnolia Ln	0.08mi	3/2.0	1,508 (-0%)	15mo	$100,000	$66	83
33 Great Brook Dr	0.05mi	3/2.0	1,404 (-7%)	10mo	$119,000	$85	78
54 Magnolia Ln	0.12mi	3/2.0	1,566 (+4%)	24mo	$147,500	$94	68
58 Magnolia Ln	0.12mi	3/2.0	1,296 (-14%)	13mo	$72,000	$56	60
25 Kayla Dr	0.65mi	2/2.5 (-1)	1,512 (0%)	4mo	$70,000	$46	60
8 Deanna Dr	0.66mi	3/3.0	1,568 (+4%)	16mo	$201,000	$128	46
15 Kayla Dr	0.64mi	3/2.0	1,378 (-9%)	14mo	$172,000	$125	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $46,301
• Equity at exit: $13,404

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $118,780
• Equity at exit: $7,773

Cash invested: $25,172 (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 03220

• Home prices YoY: -6.7%
• Active inventory: 62
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $955

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 47%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   listed $89,900 Active 1220-char remark

   Show marketing remark (1220 chars)

   Welcome to 11 Lilac Lane in desirable Belmont, New Hampshire—an inviting home offering 1,512 square feet, 3 bedrooms, and 2 full bathrooms, designed for comfortable everyday living. The bright and functional layout features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. A standout feature is the four-season added room, perfect for year-round enjoyment as a sunroom, home office, or additional living space. The home also includes a full basement, offering excellent potential for future finishing or abundant storage. Step outside to enjoy a private backyard ideal for relaxing or entertaining, along with three parking spaces in your own driveway for added convenience. Conveniently located just minutes from the Tanger Outlets Tilton, a variety of local restaurants, grocery stores, and everyday essentials. Commuters and residents alike will appreciate easy access to nearby healthcare, including Concord Hospital and Lakes Region General Hospital. Enjoy being close to the Lakes Region’s year-round recreation, including boating, hiking, and skiing. This is a 55+ park. Come Make This House Your Home! Open House Saturday May 9th from 2PM to 4PM.

2. 2026-05-05
   listed $89,900 Active 1220-char remark

   Show marketing remark (1220 chars)

   Welcome to 11 Lilac Lane in desirable Belmont, New Hampshire—an inviting home offering 1,512 square feet, 3 bedrooms, and 2 full bathrooms, designed for comfortable everyday living. The bright and functional layout features a spacious living area, a well-appointed kitchen with ample cabinetry, and generously sized bedrooms. A standout feature is the four-season added room, perfect for year-round enjoyment as a sunroom, home office, or additional living space. The home also includes a full basement, offering excellent potential for future finishing or abundant storage. Step outside to enjoy a private backyard ideal for relaxing or entertaining, along with three parking spaces in your own driveway for added convenience. Conveniently located just minutes from the Tanger Outlets Tilton, a variety of local restaurants, grocery stores, and everyday essentials. Commuters and residents alike will appreciate easy access to nearby healthcare, including Concord Hospital and Lakes Region General Hospital. Enjoy being close to the Lakes Region’s year-round recreation, including boating, hiking, and skiing. This is a 55+ park. Come Make This House Your Home! Open House Saturday May 9th from 2PM to 4PM.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,947
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$2,615
• Taxable income: $10,666
• Est. tax owed @ 24.0%: −$2,560
• After-tax cash flow: $8,903/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Bathtubs and fixtures — Dated appearance and potential leaks.
• Moderate Landscaping — Overgrown and needs trimming for curb appeal.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Re-carpeting or installing new flooring — Improves living space and adds value.
• Both Re-roofing — Extends the life of the home and improves curb appeal.
• Both Landscaping and trimming — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathtubs and fixtures · Dated appearance and potential leaks.	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming for curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Re-carpeting or installing new flooring — Improves living space and adds value. ↑
• Both Re-roofing — Extends the life of the home and improves curb appeal. ↑
• Both Landscaping and trimming — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Shaker Regional School District
• NCES district ID: 3306180
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $65,177
• Composite: 32.56/100
• National rank: #5684
• State rank: #70 of 98 in NH

Livability — Belmont

• Score: 61/100
• State rank: #89
• US rank: #17890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belmont, NH
• Population (ZIP): 7,376

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 19% Slovak 5% Russian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -29.74%
• Current HPI: 416.6523
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — PrimeMLS
• 2026-05-20 Pending — PrimeMLS
• 2026-05-05 Listed $89,900 PrimeMLS
• 2026-05-05 Listed $89,900 PrimeMLS