13 Mountain Sun Way Unit 11-B · Waterville Valley, NH 03215

$59,900

3 bd · 2.5 ba · 1,600 sqft · Condo · 348 Days on market

Built 1987 $589/mo HOA · 18% of rent ↓ 8% since listing

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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 +15.0/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy all that the Mountain Sun Quartshare Condominium has to offer!! This meticulously maintained 3 level Mountain Townhouse is fully furnished with 1,660 sq. ft. of living space, 2 living rooms, 3 bedrooms which sleep up to 8, 2.5 baths, Jacuzzi bath, Wi-Fi and washer & dryer. The Townhouse is in the heart of Waterville Valley Resort and is within walking distance to Town Square with its shops, grocery store, restaurants and sports bars. Waterville Valley is a premier ski resort town in the White Mountains: A small ski town with a central village square surrounded by snow-capped peaks. The town is built around Waterville Valley Resort, one of the East Coast’s premier ski areas

Key facts

• Walkable to village
• Private back deck
• $589 HOA

Tags

• ACCESS TO WV GOLF CLUB
• PRIVATE BACK DECK
• SEASONAL MOUNTAIN VIEWS
• WALKABLE TO VILLAGE

Property features AI

Finance

• Other: Association amenities include recreation facility and indoor storage
• Financial info: Timeshare / fractional ownership (weeks) — 13 weeks
• HOA & community: Quarterly condo fees; Condo association covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, sewer, trash, water, internet, master insurance, building maintenance, management plan, storage (indoor), common heating/cooling, snow removal, trash removal and common acreage; One-time buy-in fee

Exterior

• Parking: Shared / common paved driveway
• Utilities: Public water; Public sewer; 200 Amp electrical service with circuit breaker; Underground utilities; Cable internet (Spectrum); NH Electric service; Consolidated Communications phone
• Home design: Contemporary, multi-level design; Unit 11-B; Existing construction; Brown exterior color
• Construction: Built in 1987; Wood frame with wood siding; Asphalt shingle roof; Surveyed
• Exterior features: Condo development; Landscaped; Level site; Common acreage (1.83 acres); Trail / near trail; Walking trails; View; In town; Near golf course; Near paths; Near skiing; Valley location

Interior

• Kitchen: Kitchen; Microwave; Range - Electric; Dishwasher; Refrigerator
• Bedrooms: Bedroom on 2nd level; Master bedroom suite on 3rd level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Seven total rooms; Foyer; Family room; Dining room; Living room; Master bedroom suite; Resort property
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waterville Valley School District (rural): math 50% / reading 50% proficiency, ranked #98 of 171 in NH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $4k appreciation (6.3% 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 (6.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.46% ✓
• Cap rate: 37.92%
• Cash-on-cash: 112.97%
• DSCR: 6.03
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.12×
• Total profit: $119,427
• Equity at exit: $38,890

10-year hold

• IRR: —
• Equity multiple: 17.28×
• Total profit: $273,083
• Equity at exit: $71,617

Cash invested: $16,772 (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 03215

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,268 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$589
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $1,579

Break-even live

Break-even rent $1,270

Max offer price $59,900

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Pine Tree Way Waterville Valley, NH	3.0	1.5	1900	$3,600	$1.89	43d	1	0.01mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	43d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	43d	1	0.33mi

HOA detail condo

• Monthly dues: $589 · $7,068/yr
• Likely covers: waterinternet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-01
   days on market $59,900 Active 348 DOM
2. 2026-05-31
   days on market $59,900 Active 347 DOM
3. 2025-12-04
   status Active
4. 2025-12-01
   historical
5. 2025-07-11
   price $59,900
6. 2025-06-12
   listed $65,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥82°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $39,218
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − HOA: −$7,068
• − Depreciation: −$1,743
• Taxable income: $19,579
• Est. tax owed @ 24.0%: −$4,699
• After-tax cash flow: $14,248/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: Waterville Valley School District
• NCES district ID: 3306910
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $66,976
• Composite: 46.42/100
• National rank: #5344
• State rank: #98 of 171 in NH

Livability — Waterville Valley

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

Census & demographics

• Population (ZIP): 269

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Italian 20% Lithuanian 10% Scotch-Irish 9%
• Foreign-born: 11% · China

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: ▲ 6.33%
• Current HPI: 541.9424
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.8% since first listed

4 events — show timeline

• 2025-12-04 Relisted — PrimeMLS
• 2025-12-01 Delisted — PrimeMLS
• 2025-07-11 Price Changed $59,900 PrimeMLS
• 2025-06-12 Listed $65,000 PrimeMLS