46 Packards Way Unit 307- Week 4 · Waterville Valley, NH 03215

$1,200

3 bd · 2.0 ba · 900 sqft · Condo · 99 Days on market

Built 1967 $86/mo HOA · 1% 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 +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

Cozy Mountainside Timeshare Condo for Sale in Waterville Valley, Available Week 4: The Peak Ski Season! Are you ready to embrace the best of winter in the beautiful White Mountains? This charming ski-lodge-style timeshare condo, located in Waterville Valley, is available for Week 4 every year, covering the last week of January. The unit features a generous living/dining area with abundant natural light and a fully outfitted galley kitchen. Comfortable Sleeping Arrangements: Accommodates 8 guests with a primary suite on the ground level, a guest bedroom with a full bath, and an upper-floor loft with 2 additional beds and ample closet space. Fully Furnished & Turn-Key: Move right in wi

Key facts

• Prime location
• $86 HOA
• Built 1967

Tags

• MOUNTAINSIDE TIMESHARE CONDO
• FULLY OUTFITTED GALLEY KITCHEN
• CROSS COUNTRY SKI TRAILS
• PRIME LOCATION

Property features AI

Finance

• Other: Furnishings included in sale
• Financial info: Timeshare/fractional ownership (weeks) - 1 week
• HOA & community: Condo fees apply (annual fee); Annual condo fee includes cable, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, taxes, trash, water; Association amenities include building maintenance, coin laundry, indoor storage, recreation facility, sauna, tennis court, golf course access, snow removal, trash removal

Exterior

• Parking: Shared paved driveway
• Utilities: On-site septic; Cable internet available; Cable and telephone service available; Circuit breaker electric; Water included
• Home design: Multi-family, multi-level townhouse; Existing construction; Unit 307 - Week 4 (timeshare unit)
• Construction: Built in 1967; Wood frame construction with wood siding; Shingle roof; Surveyed
• Exterior features: Country setting with landscaped grounds; Mountain and valley views; Recreational and trail access nearby (walking trails, ski area, near skiing, near snowmobile trails, near ATV trail); Sidewalks; Sloping lot; Wooded; In-town location; Near shopping, public transportation, golf course, country club, paths

Interior

• Kitchen: Dishwasher; Disposal; Exhaust hood; Microwave; Refrigerator; Electric stove
• Bedrooms: Master bedroom suite (level 1); Bedroom with bath (level 3)
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heat; Monitor-type heating
• Interior features: Five total rooms; Loft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $1k.

Deal economics

• At list price, monthly cash flow is $11k ($129k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1k).
• Recommended offer: $1k (9.0% 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 $84 of equity ($8 loan paydown + $76 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 $336 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,092 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1141.80% ✓
• Cap rate: 10736.26%
• Cash-on-cash: 38321.33%
• DSCR: 1706.08
• GRM: 0.0

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: 2036.79×
• Total profit: $684,027
• Equity at exit: $779

10-year hold

• IRR: —
• Equity multiple: 4398.13×
• Total profit: $1,477,437
• Equity at exit: $1,435

Cash invested: $336 (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

Monthly cashflow live

• Estimated rent: $13,702 medium
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$2 /mo · $18/yr
• Insurance: −$0
• HOA: −$86
• Vacancy / Maint / Mgmt: −$2,877
• Net cashflow: $10,730

Break-even live

Break-even rent $119

Max offer price $1,200

Occupancy floor 17%

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: $300
• Closing costs: $36
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Sunny Side Way #9 Waterville Valley, NH	2.0	1.5	800	$26,500	$33.12	43d	1	0.12mi
29 Mountain Brook Way Waterville Valley, NH	2.0	2.0	945	$1,700	$1.80	43d	1	0.21mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	43d	1	0.23mi

HOA detail condo

• Monthly dues: $86 · $1,032/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $1,200 Active 99 DOM
2. 2026-06-17
   days on market $1,200 Active 98 DOM
3. 2026-06-16
   days on market $1,200 Active 97 DOM
4. 2026-06-15
   days on market $1,200 Active 96 DOM
5. 2026-06-13
   days on market $1,200 Active 94 DOM
6. 2026-06-12
   days on market $1,200 Active 93 DOM
7. 2026-06-09
   days on market $1,200 Active 90 DOM
8. 2026-06-08
   days on market $1,200 Active 89 DOM
9. 2026-06-07
   days on market $1,200 Active 88 DOM
10. 2026-06-05
    days on market $1,200 Active 86 DOM
11. 2026-06-04
    days on market $1,200 Active 84 DOM
12. 2026-06-02
    days on market $1,200 Active 83 DOM
13. 2026-06-01
    days on market $1,200 Active 82 DOM
14. 2026-05-31
    days on market $1,200 Active 81 DOM
15. 2026-03-11
    listed $1,200 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $164,419
• − Mortgage interest: −$67
• − Property taxes: −$18
• − Insurance: −$6
• − Repairs & maintenance: −$13,154
• − Management: −$13,154
• − HOA: −$1,032
• − Depreciation: −$35
• Taxable income: $136,954
• Est. tax owed @ 24.0%: −$32,869
• After-tax cash flow: $95,891/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

1 event — show timeline

• 2026-03-11 Listed $1,200 PrimeMLS