94 Sunset Cir · Campton, NH 03223

$67,900

3 bd · 1.0 ba · 949 sqft · Manufactured public records · 46 Days on market

Built 1981 Est $65k · at est. $600/mo HOA · 42% 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 +21.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• ARV discount +5.8/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MAJOR PRICE REDUCTION MOTIVATED SELLER--Break into home ownership! Ideal for first home or low maintaince vacation home. This diamond in the rough has much recent work within past 2-3 years. Large rooms are light & bright with new sheet rock throughout. New vinyl clad thermal pane windows & newer doors. New refrigerator & electric water heater. Full size Washer/Dryer stay. The major work has been done, You get to customize. Sheetrock is primed waiting for your custom finish paint colours, then flooring & your finishing touches. Priced for quick sale. Motivated Owner says sell it now ---Owner willing to listen and work with prospective buyer with a serious interest in this property to see how he can help you get ionto this home. Least expensive park rent in the area. Generous yard, very convenient location. Come check it out today BRING SERIOUS OFFER !!!!

Key facts

• Hot water heater
• New refrigerator
• Pellet stove

Tags

• NEW REFRIGERATOR
• HOT WATER HEATER
• PELLET STOVE
• LARGE ENCLOSED STORAGE
• ENCLOSED PORCH

Property features AI

Finance

• Other: Located in an association with association road frontage; Directions available for property access
• HOA & community: Monthly HOA/park rent; One-time buy-in fee; Association amenities include common acreage and trash removal

Exterior

• Utilities: Community water; Community sewer and septic; 100 Amp electric service; Fiber optic and cable internet available; high-speed internet available
• Home design: Manufactured / Mobile home; Located in the Two Rivers subdivision; Situated in a mobile home cooperative (park approval in place)
• Construction: Aluminum siding; Flat membrane roof; Built in 1981
• Exterior features: Dirt driveway; Country setting; Deed-restricted; Surveyed

Interior

• Kitchen: Refrigerator included
• Bathrooms: One full bathroom
• Heating & cooling: Pellet stove heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $-23 ($-270/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (5.9% below list).
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (5.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($469 loan paydown + $7k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $11k; list at $68k implies a 501% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 42% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,922 (5.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.12% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $65,481
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Sunset Cir	0.08mi	2/2.0 (-1)	980 (+3%)	3mo	$68,000	$69	79
49 Riverside Dr	0.07mi	3/2.0	994 (+5%)	8mo	$106,000	$107	78
281 Riverside Dr	0.10mi	2/1.0 (-1)	990 (+4%)	11mo	$60,000	$61	74

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $35,993
• Equity at exit: $61,170

10-year hold

• IRR: 21.1%
• Equity multiple: 6.68×
• Total profit: $108,009
• Equity at exit: $131,915

Cash invested: $19,012 (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 03223

• Home prices YoY: 20.4%
• Active inventory: 67
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$28
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-23

Break-even live

Break-even rent $1,470

Max offer price $63,922

Occupancy floor 97%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterelectric

Listing history 21 events

1. 2026-06-18
   days on market $67,900 Active 46 DOM
2. 2026-06-17
   days on market $67,900 Active 45 DOM
3. 2026-06-16
   days on market $67,900 Active 44 DOM
4. 2026-06-15
   days on market $67,900 Active 43 DOM
5. 2026-06-13
   days on market $67,900 Active 41 DOM
6. 2026-06-12
   days on market $67,900 Active 40 DOM
7. 2026-06-09
   days on market $67,900 Active 37 DOM
8. 2026-06-08
   days on market $67,900 Active 36 DOM
9. 2026-06-07
   days on market $67,900 Active 35 DOM
10. 2026-06-07
    days on market $67,900 Active 34 DOM
11. 2026-06-04
    days on market $67,900 Active 31 DOM
12. 2026-06-02
    days on market $67,900 Active 30 DOM
13. 2026-06-01
    days on market $67,900 Active 29 DOM
14. 2026-05-31
    days on market $67,900 Active 28 DOM
15. 2026-05-03
    listed $67,900 Active
16. 2015-11-21
    price $15,900
17. 2012-07-18
    soldstatus $11,300
18. 2012-07-17
    soldstatus $11,250 890-char remark

    Show marketing remark (890 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER--Break into home ownership! Ideal for first home or low maintaince vacation home. This diamond in the rough has much recent work within past 2-3 years. Large rooms are light & bright with new sheet rock throughout. New vinyl clad thermal pane windows & newer doors. New refrigerator & electric water heater. Full size Washer/Dryer stay. The major work has been done, You get to customize. Sheetrock is primed waiting for your custom finish paint colours, then flooring & your finishing touches. Priced for quick sale. Motivated Owner says sell it now ---Owner willing to listen and work with prospective buyer with a serious interest in this property to see how he can help you get ionto this home. Least expensive park rent in the area. Generous yard, very convenient location. Come check it out today BRING SERIOUS OFFER !!!!

19. 2011-09-11
    listed $15,900 890-char remark

    Show marketing remark (890 chars)

    MAJOR PRICE REDUCTION MOTIVATED SELLER--Break into home ownership! Ideal for first home or low maintaince vacation home. This diamond in the rough has much recent work within past 2-3 years. Large rooms are light & bright with new sheet rock throughout. New vinyl clad thermal pane windows & newer doors. New refrigerator & electric water heater. Full size Washer/Dryer stay. The major work has been done, You get to customize. Sheetrock is primed waiting for your custom finish paint colours, then flooring & your finishing touches. Priced for quick sale. Motivated Owner says sell it now ---Owner willing to listen and work with prospective buyer with a serious interest in this property to see how he can help you get ionto this home. Least expensive park rent in the area. Generous yard, very convenient location. Come check it out today BRING SERIOUS OFFER !!!!

20. 2009-08-20
    soldstatus $10,400
21. 2009-03-06
    listed $21,000

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$431/yr (+$36/mo · 69.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,295
• − Mortgage interest: −$3,803
• − Property taxes: −$618
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − HOA: −$7,200
• − Depreciation: −$1,975
• Taxable loss: −$911
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $-52/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: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Campton

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

Census & demographics

• Population (ZIP): 3,398

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 (92%)
• Race & ethnicity: White 92% Black 6%
• Common ancestry: Lithuanian 14% Slovak 10% Romanian 10%
• Foreign-born: 8% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 7%

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: ▲ 77.21%
• Current HPI: 455.3118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+223.3% since first listed

7 events — show timeline

• 2026-05-03 Listed $67,900 PrimeMLS
• 2015-11-21 Price Changed $15,900 PrimeMLS
• 2012-07-18 Sold (Public Records) $11,300 Public Records
• 2012-07-17 Sold (MLS) $11,250 PrimeMLS
• 2011-09-11 Listed $15,900 PrimeMLS
• 2009-08-20 Sold (MLS) $10,400 PrimeMLS
• 2009-03-06 Listed $21,000 PrimeMLS

Property tax history

+9.3%/yr

Latest (2024): $618 · +121.5% YoY. Source: county tax records.