725 Sugar Hill Rd · Lisbon, NH 03585

$195,000

2 bd · 1.0 ba · 1,058 sqft · Manufactured public records · 229 Days on market

Built 1974 5.20 ac lot $184/sqft · 22% below area Est $218k · 11% under ↓ 2% since listing

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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).

• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Affordable country living awaits! This two-bedroom, one-bath single-wide manufactured home sits on a +- 5.2-acre lot offering space, privacy, and potential. The home features a functional layout with an open living area, eat-in kitchen, and full bath. Enjoy the covered porch overlooking a mostly open yard, perfect for gardening or relaxing outdoors, with a gentle slope and wooded backdrop for added privacy. The home has a nice skirting around the exterior, a newer metal roof, and a newer oil tank. A barn on the property provides additional storage or space for animals if desired. Conveniently located just minutes from downtown Lisbon and a short drive to Littleton, Franconia, and I-93 for easy access to shopping, dining, and outdoor recreation in the White Mountains. Whether you’re seeking an affordable year-round home, an investment property, or a North Country getaway, 725 Sugar Hill Road offers an excellent opportunity at a great value.

Key facts

• Covered porch
• 5.2 acre lot
• Barn on the property

Tags

• 5.2 ACRE LOT
• COVERED PORCH
• OPEN YARD
• NEWER METAL ROOF
• BARN ON THE PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (38.6% below list).
• Recommended offer: $120k (38.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#53 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Lisbon Regional School District (rural): math 45% / reading 50% proficiency, ranked #117 of 171 in NH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,666 (38.6% 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 229 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 13.6

CMA / ARV

• ARV (median comp): $218,331
• List price: $195,000
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $79,747
• Equity at exit: $175,671

10-year hold

• IRR: 16.7%
• Equity multiple: 5.68×
• Total profit: $255,720
• Equity at exit: $378,842

Cash invested: $54,600 (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 03585

• Home prices YoY: 3.3%
• Active inventory: 33
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-416

Break-even live

Break-even rent $1,723

Max offer price $121,550

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-361	+0% $-416	+5% $-471	+10% $-526
Rent	-10% $-510	-5% $-463	+0% $-416	+5% $-369	+10% $-321
Rate	-1.0pp $-318	-0.5pp $-366	base $-416	+0.5pp $-466	+1.0pp $-518

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $195,000 Active 229 DOM
2. 2026-06-18
   days on market $195,000 Active 227 DOM
3. 2026-06-17
   days on market $195,000 Active 226 DOM
4. 2026-06-16
   days on market $195,000 Active 225 DOM
5. 2026-06-15
   days on market $195,000 Active 224 DOM
6. 2026-06-13
   days on market $195,000 Active 222 DOM
7. 2026-06-12
   days on market $195,000 Active 221 DOM
8. 2026-06-09
   days on market $195,000 Active 218 DOM
9. 2026-06-08
   days on market $195,000 Active 217 DOM
10. 2026-06-07
    days on market $195,000 Active 216 DOM
11. 2026-06-07
    days on market $195,000 Active 215 DOM
12. 2026-06-04
    days on market $195,000 Active 212 DOM
13. 2026-06-02
    days on market $195,000 Active 211 DOM
14. 2026-06-01
    days on market $195,000 Active 210 DOM
15. 2026-05-31
    days on market $195,000 Active 209 DOM
16. 2025-12-23
    price $195,000 959-char remark

    Show marketing remark (959 chars)

    Affordable country living awaits! This two-bedroom, one-bath single-wide manufactured home sits on a +- 5.2-acre lot offering space, privacy, and potential. The home features a functional layout with an open living area, eat-in kitchen, and full bath. Enjoy the covered porch overlooking a mostly open yard, perfect for gardening or relaxing outdoors, with a gentle slope and wooded backdrop for added privacy. The home has a nice skirting around the exterior, a newer metal roof, and a newer oil tank. A barn on the property provides additional storage or space for animals if desired. Conveniently located just minutes from downtown Lisbon and a short drive to Littleton, Franconia, and I-93 for easy access to shopping, dining, and outdoor recreation in the White Mountains. Whether you’re seeking an affordable year-round home, an investment property, or a North Country getaway, 725 Sugar Hill Road offers an excellent opportunity at a great value.

17. 2025-11-03
    listed $199,000 Active 959-char remark

    Show marketing remark (959 chars)

    Affordable country living awaits! This two-bedroom, one-bath single-wide manufactured home sits on a +- 5.2-acre lot offering space, privacy, and potential. The home features a functional layout with an open living area, eat-in kitchen, and full bath. Enjoy the covered porch overlooking a mostly open yard, perfect for gardening or relaxing outdoors, with a gentle slope and wooded backdrop for added privacy. The home has a nice skirting around the exterior, a newer metal roof, and a newer oil tank. A barn on the property provides additional storage or space for animals if desired. Conveniently located just minutes from downtown Lisbon and a short drive to Littleton, Franconia, and I-93 for easy access to shopping, dining, and outdoor recreation in the White Mountains. Whether you’re seeking an affordable year-round home, an investment property, or a North Country getaway, 725 Sugar Hill Road offers an excellent opportunity at a great value.

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $3,270 · $273/mo
• Expected delta: +$980/yr (+$82/mo · 42.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,360
• − Mortgage interest: −$10,923
• − Property taxes: −$2,290
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$5,673
• Taxable loss: −$8,596
• Est. tax savings @ 24.0%: +$2,063
• After-tax cash flow: $-2,926/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: Lisbon Regional School District
• NCES district ID: 3304290
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $50,281
• Composite: 42.85/100
• National rank: #6729
• State rank: #117 of 171 in NH

Livability — Lisbon

• Score: 68/100
• State rank: #53
• US rank: #9404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,537

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 12% Lithuanian 10% Romanian 7%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 1%

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: ▲ 13.06%
• Current HPI: 409.1705
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.0% since first listed

2 events — show timeline

• 2025-12-23 Price Changed $195,000 PrimeMLS
• 2025-11-03 Listed $199,000 PrimeMLS

Property tax history

+3.8%/yr

Latest (2024): $2,290 · +19.0% YoY. Source: county tax records.