20 True Rd #52 · Meredith, NH 03253

$153,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 154 Days on market

Built 2026 $126/sqft · 19% below area Est $143k · 7% over $500/mo HOA · 24% 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 +21.9/30.0
• 1% rule +8.6/10.0
• DSCR +7.0/10.0
• ARV discount +4.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meredith—Interlakes Mobile Home Park. Brand-new 2026 Skyline home with a smart single-level layout in a quiet, level setting close to downtown shops, dining, and year-round Lakes Region recreation. Inside, the vaulted living room opens to an efficient eat-in kitchen with dishwasher, microwave, range, and refrigerator. Practical split plan: two bedrooms and two baths, including a full bath off the hall and a separate ¾ bath. Laundry hook-ups on the main level. Natural light, easy-care vinyl flooring, and a clean, neutral finish that’s ready for your furniture on day one. Outside, two on-site parking spaces and simple landscaping keep upkeep low so you can spend time where you want—on the water or in town. Location gives you everyday convenience and the good stuff on weekends: residents have access to nearby Lake Waukewan’s municipal beach (Meredith residents only), plus trails, boating, skiing, and festivals within minutes. Interlakes School District. The monthly park fee covers water, sewer, and park road plowing. Park approval required; see docs and remarks for details. A fresh, move-in-ready option in Meredith at an attainable price point—new construction without the headaches, in a spot that makes daily life easy and lake days simple.

Key facts

• Vaulted living room
• Laundry hook-ups
• Built 2026

Tags

• SMART SINGLE-LEVEL LAYOUT
• VAULTED LIVING ROOM
• EFFICIENT EAT-IN KITCHEN
• LAUNDRY HOOK-UPS
• TWO ON-SITE PARKING SPACES
• ACCESS TO NEARBY LAKE WAUKEWAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.2% in Meredith — 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 69/100 on livability (#49 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, schools B+; Watch: health & safety C-, amenities F, commute F.
• Inter-Lakes School District (rural): math 40% / reading 51% proficiency, ranked #50 of 98 in NH (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $134,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 6.1

CMA / ARV

• ARV (median comp): $143,315
• List price: $153,000
• Delta: 6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 True Rd #37	0.07mi	3/2.0 (+1)	1,064 (-12%)	15mo	$12,000	$11	58

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,282
• Equity at exit: $22,813

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $12,567
• Equity at exit: $13,229

Cash invested: $42,840 (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 03253

• Home prices YoY: -5.4%
• Active inventory: 69
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$64
• HOA: −$500
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $240

Break-even live

Break-even rent $1,777

Max offer price $153,000

Occupancy floor 83%

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewerlandscaping

Listing history 17 events

1. 2026-06-19
   days on market $153,000 Active 154 DOM
2. 2026-06-18
   days on market $153,000 Active 153 DOM
3. 2026-06-17
   days on market $153,000 Active 152 DOM
4. 2026-06-16
   days on market $153,000 Active 151 DOM
5. 2026-06-15
   days on market $153,000 Active 150 DOM
6. 2026-06-14
   days on market $153,000 Active 148 DOM
7. 2026-06-12
   days on market $153,000 Active 147 DOM
8. 2026-06-09
   days on market $153,000 Active 144 DOM
9. 2026-06-08
   days on market $153,000 Active 143 DOM
10. 2026-06-07
    days on market $153,000 Active 142 DOM
11. 2026-06-05
    days on market $153,000 Active 140 DOM
12. 2026-06-04
    days on market $153,000 Active 138 DOM
13. 2026-06-02
    days on market $153,000 Active 137 DOM
14. 2026-06-01
    days on market $153,000 Active 136 DOM
15. 2026-05-31
    days on market $153,000 Active 135 DOM
16. 2026-05-31
    days on market $153,000 Active 134 DOM
17. 2026-01-16
    listed $153,000 Active 1294-char remark

    Show marketing remark (1294 chars)

    Meredith—Interlakes Mobile Home Park. Brand-new 2026 Skyline home with a smart single-level layout in a quiet, level setting close to downtown shops, dining, and year-round Lakes Region recreation. Inside, the vaulted living room opens to an efficient eat-in kitchen with dishwasher, microwave, range, and refrigerator. Practical split plan: two bedrooms and two baths, including a full bath off the hall and a separate ¾ bath. Laundry hook-ups on the main level. Natural light, easy-care vinyl flooring, and a clean, neutral finish that’s ready for your furniture on day one. Outside, two on-site parking spaces and simple landscaping keep upkeep low so you can spend time where you want—on the water or in town. Location gives you everyday convenience and the good stuff on weekends: residents have access to nearby Lake Waukewan’s municipal beach (Meredith residents only), plus trails, boating, skiing, and festivals within minutes. Interlakes School District. The monthly park fee covers water, sewer, and park road plowing. Park approval required; see docs and remarks for details. A fresh, move-in-ready option in Meredith at an attainable price point—new construction without the headaches, in a spot that makes daily life easy and lake days simple.

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $1,893 · $158/mo
• Expected delta: +$1,443/yr (+$120/mo · 320.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $24,961
• − Mortgage interest: −$8,570
• − Property taxes: −$450
• − Insurance: −$765
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$6,000
• − Depreciation: −$4,451
• Taxable income: $731
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,701/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: Inter-Lakes School District
• NCES district ID: 3303960
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $59,674
• Composite: 39.94/100
• National rank: #3844
• State rank: #50 of 98 in NH

Livability — Meredith

• Score: 69/100
• State rank: #49
• US rank: #8561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meredith, NH
• Population (ZIP): 6,677

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% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 6% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% French/Haitian/Cajun 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: ▼ -26.70%
• Current HPI: 464.1785
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-16 Listed $153,000 PrimeMLS