50 Sunset Dr · Webster, NH 03229

$175,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 36 Days on market

Built 2020 $142/sqft · at area comps Est $184k · at est. $1280/mo HOA · 63% of rent

---

Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +6.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to the Meadows, a well maintained park within a short distance to village of Contoocook, which offers town amenities, shops and restaurants. This is a to be built manufactured ranch style home. Customize your floor plan and choose your colors, included in price is concrete slab, skirting, paved driveway and front walkway plus hook up to water & sewer. This vacant lot is on a dead end street. Monthly park rent of $545 includes water, sewer, trash pick up and plowing of roads. Meadows park is an established neighborhood of mature trees, paved roads and no through way access, so quiet enough to walk your dog or have kids ride their bikes.

Key facts

• Built 2020
• Listed 36 days

Property features AI

Finance

• Other: Association road frontage
• HOA & community: Monthly park/HOA fee of $1,280 covering plowing, recreation, sewer, trash, water, HOA fee, and park rent; Mobile park: The Meadows Of Hopkinton (park approval: yes)

Exterior

• Utilities: Public water; Public sewer; Circuit breaker electrical service; High‑speed internet available; Xfinity cable and phone
• Home design: Manufactured/Mobile home in ranch style; Existing construction; Shingle - architectural roof
• Construction: Built in 2020; Vinyl siding; Architectural shingle roof
• Exterior features: Level lot; Paved driveway; Blue exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Flooring: Vinyl plank
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-957 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $48k (72.3% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $48k (72.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Merrimack Valley School District (town): math 27% / reading 38% proficiency, ranked #79 of 98 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Webster Elementary School (math 15% / reading 34%, grade F, #228 of 263 statewide, top 87%, 84 students, 30% FRL); Merrimack Valley Middle School (math 24% / reading 40%, grade F, #64 of 96 statewide, top 68%, 472 students, 26% FRL); Merrimack Valley High School (math 22% / reading 42%, grade F, #76 of 90 statewide, top 85%, 784 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 63% of rent.

Recommended offer $48,471 (72.3% 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 36 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.17% ✓
• Cap rate: -0.27%
• Cash-on-cash: -23.45%
• DSCR: -0.04
• GRM: 7.1

CMA / ARV

• ARV (median comp): $183,602
• List price: $175,000
• Delta: -4.69%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Edgewood Dr	0.12mi	2/2.0	1,368 (+11%)	0mo	$100,000	$73	76
85 Meadows Dr	0.08mi	3/2.0 (+1)	1,308 (+6%)	8mo	$220,000	$168	74
40 Evergreen Ln	0.07mi	2/2.0	1,344 (+9%)	10mo	$235,000	$175	73
47 Meadows Dr	0.15mi	3/2.0 (+1)	1,152 (-6%)	22mo	$200,000	$174	59
14 Winter Dr	0.21mi	3/2.0 (+1)	1,344 (+9%)	17mo	$196,000	$146	56
83 Deer Path	0.24mi	2/2.0	1,344 (+9%)	22mo	$191,000	$142	55
46 Well House Rd	0.34mi	2/2.0	1,120 (-9%)	23mo	$199,900	$178	50

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: 8.5%
• Equity multiple: 1.72×
• Total profit: $35,195
• Equity at exit: $157,654

10-year hold

• IRR: 10.4%
• Equity multiple: 4.13×
• Total profit: $153,327
• Equity at exit: $339,987

Cash invested: $49,000 (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 03229

• Home prices YoY: 3.7%
• Active inventory: 39
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$302 /mo · $3,622/yr
• Insurance: −$73
• HOA: −$1,280
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-957

Break-even live

Break-even rent $3,256

Max offer price $48,471

Occupancy floor —

Sensitivity live

Price	-10% $-858	-5% $-908	+0% $-957	+5% $-1,007	+10% $-1,057
Rent	-10% $-1,119	-5% $-1,038	+0% $-957	+5% $-877	+10% $-796
Rate	-1.0pp $-869	-0.5pp $-913	base $-957	+0.5pp $-1,003	+1.0pp $-1,049

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,280 · $15,360/yr
• Likely covers: watersewertrash

Listing history 26 events

1. 2026-06-21
   days on market $175,000 Active 36 DOM
2. 2026-06-19
   days on market $175,000 Active 34 DOM
3. 2026-06-18
   days on market $175,000 Active 33 DOM
4. 2026-06-17
   days on market $175,000 Active 32 DOM
5. 2026-06-16
   days on market $175,000 Active 31 DOM
6. 2026-06-15
   days on market $175,000 Active 30 DOM
7. 2026-06-14
   days on market $175,000 Active 28 DOM
8. 2026-06-13
   days on market $175,000 Active 27 DOM
9. 2026-06-10
   days on market $175,000 Active 25 DOM
10. 2026-06-09
    days on market $175,000 Active 24 DOM
11. 2026-06-08
    days on market $175,000 Active 23 DOM
12. 2026-06-07
    days on market $175,000 Active 22 DOM
13. 2026-06-05
    days on market $175,000 Active 19 DOM
14. 2026-06-02
    days on market $175,000 Active 17 DOM
15. 2026-06-01
    days on market $175,000 Active 16 DOM
16. 2026-05-31
    days on market $175,000 Active 15 DOM
17. 2026-05-30
    days on market $175,000 Active 14 DOM
18. 2026-05-16
    listed $199,900 Active 1302-char remark
19. 2026-05-14
    historical $199,900 1302-char remark
20. 2025-07-10
    price $239,900
21. 2020-06-10
    soldstatus $120,025 Closed

    Show marketing remark (658 chars)

    Welcome to the Meadows, a well maintained park within a short distance to village of Contoocook, which offers town amenities, shops and restaurants. This is a to be built manufactured ranch style home. Customize your floor plan and choose your colors, included in price is concrete slab, skirting, paved driveway and front walkway plus hook up to water & sewer. This vacant lot is on a dead end street. Monthly park rent of $545 includes water, sewer, trash pick up and plowing of roads. Meadows park is an established neighborhood of mature trees, paved roads and no through way access, so quiet enough to walk your dog or have kids ride their bikes.

22. 2020-03-06
    status Pending

    Show marketing remark (658 chars)

    Welcome to the Meadows, a well maintained park within a short distance to village of Contoocook, which offers town amenities, shops and restaurants. This is a to be built manufactured ranch style home. Customize your floor plan and choose your colors, included in price is concrete slab, skirting, paved driveway and front walkway plus hook up to water & sewer. This vacant lot is on a dead end street. Monthly park rent of $545 includes water, sewer, trash pick up and plowing of roads. Meadows park is an established neighborhood of mature trees, paved roads and no through way access, so quiet enough to walk your dog or have kids ride their bikes.

23. 2019-08-20
    listed $112,000 Active

    Show marketing remark (658 chars)

    Welcome to the Meadows, a well maintained park within a short distance to village of Contoocook, which offers town amenities, shops and restaurants. This is a to be built manufactured ranch style home. Customize your floor plan and choose your colors, included in price is concrete slab, skirting, paved driveway and front walkway plus hook up to water & sewer. This vacant lot is on a dead end street. Monthly park rent of $545 includes water, sewer, trash pick up and plowing of roads. Meadows park is an established neighborhood of mature trees, paved roads and no through way access, so quiet enough to walk your dog or have kids ride their bikes.

24. 1999-10-22
    soldstatus $35,000
25. 1999-09-11
    historical
26. 1999-05-24
    listed $39,000

ⓘ 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: $3,622 · $302/mo
• Projected year-2 tax: $3,718 · $310/mo
• Expected delta: +$96/yr (+$8/mo · 2.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $24,531
• − Mortgage interest: −$9,803
• − Property taxes: −$3,622
• − Insurance: −$875
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$15,360
• − Depreciation: −$5,091
• Taxable loss: −$14,144
• Est. tax savings @ 24.0%: +$3,395
• After-tax cash flow: $-8,095/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: Merrimack Valley School District
• NCES district ID: 3304760
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $62,967
• Composite: 29.48/100
• National rank: #6507
• State rank: #79 of 98 in NH

Livability — Webster

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

Census & demographics

• Population (ZIP): 5,976

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Slovak 5% Romanian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.26%
• Current HPI: 375.5637
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+348.7% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $175,000 PrimeMLS
• 2026-05-16 Listed $199,900 PrimeMLS
• 2026-05-14 Coming Soon $199,900 PrimeMLS
• 2025-07-10 Price Changed $239,900 PrimeMLS
• 2020-06-10 Sold (MLS) $120,025 PrimeMLS
• 2020-03-06 Pending — PrimeMLS
• 2019-08-20 Listed $112,000 PrimeMLS
• 1999-10-22 Sold (MLS) $35,000 PrimeMLS
• 1999-09-11 Delisted — PrimeMLS
• 1999-05-24 Listed $39,000 PrimeMLS

Property tax history

+8.9%/yr

Latest (2025): $3,622 · +6.7% YoY. Source: county tax records.