13 Mt. Sun Way Unit 14 A · Waterville Valley, NH 03215

$57,000

3 bd · 2.5 ba · 1,660 sqft · Timeshare · 350 Days on market

Built 1986 $577/mo HOA · 18% 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 MLS

Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

Key facts

• Wv golf club
• Tennis
• Tri-level townhouse

Tags

• TRI-LEVEL TOWNHOUSE
• DEN MEDIA ROOM
• PRIVATE PATIO
• PRIVATE STORAGE LOCKERS
• TENNIS
• WV GOLF CLUB

Property features AI

Finance

• Other: Road frontage maintained by association; Resort property
• Financial info: Timeshare/fractional ownership: Yes — 25% interest
• HOA & community: Condo: Mountain Sun Quarters; Quarterly condo fee of 1,730; Condo fee includes cable, electric, heat, hot water, internet, landscaping, plowing, recreation, sewer, taxes, trash, and water

Exterior

• Parking: Shared/common driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Contemporary townhouse; Unit/lot: 14 A; Existing construction
• Construction: Built in 1986; Wood frame construction with clapboard/wood exterior; Asphalt shingle roof; Surveyed
• Exterior features: Shared common land (1.31 acres); Sloping lot; Paved shared/common driveway

Interior

• Kitchen: Kitchen with electric range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on third level; Additional bedrooms on second level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric baseboard heat; Multi-zone heating; Cooling: Other
• Interior features: Seven total rooms; Media room; Sloping layout (site topography noted in lot features)
• Laundry & utility: Washer; Dryer; Electric water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath timeshare listed at $57k.

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 $57k).
• Recommended offer: $50k (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: 27 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 ($394 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 $16k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $57k implies a 189% gain — meaningful room to come down on a strong offer.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.68% ✓
• Cap rate: 39.70%
• Cash-on-cash: 119.30%
• DSCR: 6.31
• 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: 8.46×
• Total profit: $119,023
• Equity at exit: $37,008

10-year hold

• IRR: —
• Equity multiple: 18.01×
• Total profit: $271,503
• Equity at exit: $68,150

Cash invested: $15,960 (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: 27
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $3,237 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$577
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $1,587

Break-even live

Break-even rent $1,229

Max offer price $57,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,626	-5% $1,606	+0% $1,587	+5% $1,567	+10% $1,547
Rent	-10% $1,331	-5% $1,459	+0% $1,587	+5% $1,715	+10% $1,842
Rate	-1.0pp $1,615	-0.5pp $1,601	base $1,587	+0.5pp $1,572	+1.0pp $1,557

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: $14,250
• Closing costs: $1,710
• 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	44d	1	0.08mi
103 Snow's Brook Rd Unit 18 Waterville Valley, NH	3.0	2.0	1450	$3,300	$2.28	44d	1	0.09mi
38 Windsor Hill Way #105 Waterville Valley, NH	2.0	1.5	1098	$1,800	$1.64	44d	1	0.26mi

HOA detail

• Monthly dues: $577 · $6,924/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-21
   days on market $57,000 Active 350 DOM
2. 2026-06-18
   days on market $57,000 Active 348 DOM
3. 2026-06-17
   days on market $57,000 Active 347 DOM
4. 2026-06-16
   days on market $57,000 Active 346 DOM
5. 2026-06-15
   days on market $57,000 Active 345 DOM
6. 2026-06-13
   days on market $57,000 Active 343 DOM
7. 2026-06-12
   days on market $57,000 Active 342 DOM
8. 2026-06-09
   days on market $57,000 Active 339 DOM
9. 2026-06-08
   days on market $57,000 Active 338 DOM
10. 2026-06-07
    days on market $57,000 Active 337 DOM
11. 2026-06-05
    days on market $57,000 Active 335 DOM
12. 2026-06-04
    days on market $57,000 Active 333 DOM
13. 2026-06-02
    days on market $57,000 Active 332 DOM
14. 2026-06-01
    days on market $57,000 Active 331 DOM
15. 2026-05-31
    days on market $57,000 Active 330 DOM
16. 2025-11-20
    price $57,000
17. 2025-07-05
    listed $62,000 Active
18. 2017-08-01
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

19. 2017-08-01
    historical 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

20. 2017-07-28
    soldstatus $19,750 Closed 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

21. 2017-07-03
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

22. 2017-02-03
    status Active 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

23. 2017-02-01
    historical 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

24. 2015-08-01
    status Active 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

25. 2015-08-01
    historical 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

26. 2015-06-08
    price $22,500 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

27. 2015-02-09
    listed $26,500 Active 668-char remark

    Show marketing remark (668 chars)

    Desirable End Unit. Owners of a Mountain Sun Quarters townhouse enjoy a 13-week share ( one week every four weeks) in a spacious 3-level, 1600 +/- sq. ft. condominium with 3+ bedrooms & 2.5 baths. Each Mountain Sun Quarters unit is fully furnished & equipped right down to the silverware, linens, TVs & appliances. Mountain Sun Quarters is part of the Resort Condominium International (RCI) worldwide vacation exchange program. Mountain Sun Quarters is located in the heart of Waterville Valley - just a short walk to the shuttle bus ride to 4-season recreation, including golf, tennis, downhill & cross-country skiing, hiking, biking and more.

ⓘ 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: $38,850
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$6,924
• − Depreciation: −$1,658
• Taxable income: $19,719
• Est. tax owed @ 24.0%: −$4,733
• After-tax cash flow: $14,308/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

+115.1% since first listed

12 events — show timeline

• 2025-11-20 Price Changed $57,000 PrimeMLS
• 2025-07-05 Listed $62,000 PrimeMLS
• 2017-08-01 Pending — PrimeMLS
• 2017-08-01 Delisted — PrimeMLS
• 2017-07-28 Sold (MLS) $19,750 PrimeMLS
• 2017-07-03 Pending — PrimeMLS
• 2017-02-03 Relisted — PrimeMLS
• 2017-02-01 Delisted — PrimeMLS
• 2015-08-01 Relisted — PrimeMLS
• 2015-08-01 Delisted — PrimeMLS
• 2015-06-08 Price Changed $22,500 PrimeMLS
• 2015-02-09 Listed $26,500 PrimeMLS