591 Weirs Blvd #119 · Laconia, NH 03246

$75,000

2 bd · 1.0 ba · 474 sqft · Manufactured public records · 4 Days on market

Built 1962 $254/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this affordable opportunity to enjoy all that Lake Winnipesaukee has to offer! Perched in a desirable seasonal community with some of the area's most breathtaking lake views, this 2-bedroom, 1-bath trailer camp also features a flexible bonus room currently being used as a third bedroom. Whether you choose to enjoy the camp as it is, renovate to make it your own, or replace it with a brand-new unit (subject to association approval), the possibilities are endless. Being sold as-is, this property offers a rare chance to create your ideal summer retreat at an attractive price point. Community amenities include a private sandy beach on Lake Winnipesaukee, kayak docks, basketball hoops

Key facts

• Boat slips
• Lake views
• Kayak docks

Tags

• LAKE VIEWS
• BONUS ROOM
• PRIVATE SANDY BEACH
• KAYAK DOCKS
• BOAT SLIPS

Property features AI

Finance

• Other: Condo/park name: Resort on the Bay; Mobile make: 1962 Great Lakes Trailer; Mobile park approval: Yes; Seasonal use (seasonal property); Directions: On Weirs Blvd, turn into association Resort on the Bay, take the first left at the fork, then the first right, up a hill. Unit 119 has the red deck at the top of the hill on the left. Note low speed limit in association.
• HOA & community: Association fee $3050 yearly; Association amenities include beach access and beach rights; Roads are association, paved, and privately maintained

Exterior

• Utilities: Public sewer; Community, drilled well, private and shared water sources listed; Electric service listed as other; High-speed internet available; Cable and telephone available
• Home design: Single-wide mobile/manufactured home; White exterior; Metal roof; Originally built in 1962
• Construction: Other construction materials
• Exterior features: Beach access and beach rights; Lake access, lake view and water view; Near country club and near golf course; Dirt and gravel driveway; Unit located within an association (Resort on the Bay), Unit/Lot #119

Interior

• Kitchen: Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Wall AC units; No central heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 16.8% vs local median 1.8% in Laconia — 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 79/100 on livability (#20 in NH, #2,314 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, commute F.
• Laconia School District (town): math 24% / reading 31% proficiency, ranked #89 of 98 in NH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+21.6%/yr); 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $75,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.32% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 2.86×
• Total profit: $38,993
• Equity at exit: $11,183

10-year hold

• IRR: 49.1%
• Equity multiple: 7.20×
• Total profit: $130,214
• Equity at exit: $6,485

Cash invested: $21,000 (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 03246

• Home prices YoY: -19.8%
• Rents YoY: 21.6%
• Active inventory: 188
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$31
• HOA: −$254
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $656

Break-even live

Break-even rent $908

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Weirs Blvd #14 Laconia, NH	1.0	1.0	249	$2,200	$8.84	43d	1	0.77mi

HOA detail

• Monthly dues: $254 · $3,048/yr

Listing history 5 events

1. 2026-06-19
   days on market $75,000 Active 4 DOM
2. 2026-06-18
   days on market $75,000 Active 3 DOM
3. 2026-06-17
   days on market $75,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $75,000 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: $463 · $39/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$586/yr (+$49/mo · 126.6%)

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

Taxation est. · year 1

• Rental income: $20,865
• − Mortgage interest: −$4,201
• − Property taxes: −$463
• − Insurance: −$375
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$3,048
• − Depreciation: −$2,182
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,136/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: Laconia School District
• NCES district ID: 3304140
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $49,155
• Composite: 24.03/100
• National rank: #7770
• State rank: #89 of 98 in NH

Livability — Laconia

• Score: 79/100
• State rank: #20
• US rank: #2314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laconia, NH
• County: Belknap County · 17,103 people
• City population: 17,103
• Metro: Laconia, NH
• Population (ZIP): 17,103
• Household income: $73,241
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 722.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 17% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -96.22%
• Current HPI: 389.8118
• Rent YoY: ▲ 21.59%
• Metro: Laconia, NH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $75,000 PrimeMLS

Property tax history

+7.7%/yr

Latest (2025): $463 · -1.9% YoY. Source: county tax records.