9 sargent Pl #34 · Gilford, NH 03249

$114,900

2 bd · 1.5 ba · 924 sqft · Manufactured public records · 114 Days on market

Built 1980 $124/sqft · 10% above area Est $104k · 10% over $525/mo HOA · 32% of rent ↓ 11% 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 +14.7/30.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to easy living in the heart of the beautiful Lakes Region! This well maintained 2 bedroom 1 and 1/2 bath mobile home located in a highly sought after 55+ community of Lake Breeze Mobile Home Park. This home offers comfort, convenience and affordability all in one. Priced to sell quickly, this home features a spacious living area and a handicap accessible entry ramp for additional ease. Pride of ownership shows throughout. Newer roof and water heater!. Enjoy being close to Lake Winnipesaukee, Concert Venues, Lakeport Opera House, shopping, banks restaurants-everything you need just minutes away. This is an owner occupied community. Dont miss this opportunity for affordable living in an unbeatable location.

Key facts

• Built 1980
• Listed 113 days

Tags

• HANDICAP ACCESSIBLE ENTRY RAMP
• CLOSE TO LAKE WINNIPESAUKEE
• HIGHLY SOUGHT AFTER COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $30 ($359/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (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.
• Gilford School District (rural): math 52% / reading 52% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 114 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.44% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $104,358
• List price: $114,900
• Delta: 10.10%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sargent Pl	0.00mi	2/1.5	920 (-0%)	10mo	$38,000	$41	91
9 Sargent Pl #117	0.00mi	3/1.5 (+1)	924 (0%)	9mo	$169,000	$183	87
9 Sargent Pl #88	0.00mi	2/1.5	960 (+4%)	10mo	$131,900	$137	86
9 Sargents Pl #108	0.00mi	2/1.5	924 (0%)	22mo	$86,000	$93	82
9 Sargent Pl #72	0.00mi	2/1.5	1,025 (+11%)	4mo	$110,000	$107	78
23 liscomb Cir #26	0.37mi	2/2.0	924 (0%)	12mo	$111,998	$121	71
9 Sargent Pl #112	0.00mi	3/1.0 (+1)	972 (+5%)	21mo	$100,000	$103	67
9 Sargent Pl #36	0.00mi	2/1.5	1,024 (+11%)	23mo	$45,000	$44	63
23 Liscomb Cir #42	0.37mi	2/1.0	964 (+4%)	13mo	$120,000	$124	63
9 Sargent Pl #80	0.00mi	2/1.0	812 (-12%)	21mo	$90,500	$111	61
9 Sargent Pl #49	0.00mi	2/2.0	1,056 (+14%)	19mo	$190,000	$180	58
23 Liscomb Cir #32	0.37mi	2/1.5	872 (-6%)	20mo	$17,500	$20	57

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $64,802
• Equity at exit: $103,511

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $189,969
• Equity at exit: $223,225

Cash invested: $32,172 (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 03249

• Home prices YoY: 8.5%
• Active inventory: 87
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$48
• HOA: −$525
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $30

Break-even live

Break-even rent $1,612

Max offer price $114,900

Occupancy floor 93%

Sensitivity live

Price	-10% $95	-5% $62	+0% $30	+5% $-3	+10% $-35
Rent	-10% $-100	-5% $-35	+0% $30	+5% $95	+10% $160
Rate	-1.0pp $88	-0.5pp $59	base $30	+0.5pp $0	+1.0pp $-30

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Lake St Gilford, NH	1.0	1.0	673	$1,650	$2.45	45d	1	0.23mi

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-21
   days on market $114,900 Active 114 DOM
2. 2026-06-19
   days on market $114,900 Active 112 DOM
3. 2026-06-18
   days on market $114,900 Active 111 DOM
4. 2026-06-17
   days on market $114,900 Active 110 DOM
5. 2026-06-16
   days on market $114,900 Active 109 DOM
6. 2026-06-15
   days on market $114,900 Active 108 DOM
7. 2026-06-14
   days on market $114,900 Active 106 DOM
8. 2026-06-12
   days on market $114,900 Active 105 DOM
9. 2026-06-09
   days on market $114,900 Active 102 DOM
10. 2026-06-08
    days on market $114,900 Active 101 DOM
11. 2026-06-07
    days on market $114,900 Active 100 DOM
12. 2026-06-05
    days on market $114,900 Active 98 DOM
13. 2026-06-04
    days on market $114,900 Active 96 DOM
14. 2026-06-02
    days on market $114,900 Active 95 DOM
15. 2026-06-01
    price $114,900 Active 94 DOM
16. 2026-06-01
    days on market $124,900 Active 94 DOM
17. 2026-05-31
    days on market $124,900 Active 93 DOM
18. 2026-05-31
    days on market $124,900 Active 92 DOM
19. 2026-02-28
    listed $124,900 Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to easy living in the heart of the beautiful Lakes Region! This well maintained 2 bedroom 1 and 1/2 bath mobile home located in a highly sought after 55+ community of Lake Breeze Mobile Home Park. This home offers comfort, convenience and affordability all in one. Priced to sell quickly, this home features a spacious living area and a handicap accessible entry ramp for additional ease. Pride of ownership shows throughout. Newer roof and water heater!. Enjoy being close to Lake Winnipesaukee, Concert Venues, Lakeport Opera House, shopping, banks restaurants-everything you need just minutes away. This is an owner occupied community. Dont miss this opportunity for affordable living in an unbeatable location.

20. 2026-02-25
    historical $124,900 724-char remark

    Show marketing remark (724 chars)

    Welcome to easy living in the heart of the beautiful Lakes Region! This well maintained 2 bedroom 1 and 1/2 bath mobile home located in a highly sought after 55+ community of Lake Breeze Mobile Home Park. This home offers comfort, convenience and affordability all in one. Priced to sell quickly, this home features a spacious living area and a handicap accessible entry ramp for additional ease. Pride of ownership shows throughout. Newer roof and water heater!. Enjoy being close to Lake Winnipesaukee, Concert Venues, Lakeport Opera House, shopping, banks restaurants-everything you need just minutes away. This is an owner occupied community. Dont miss this opportunity for affordable living in an unbeatable location.

21. 2026-02-24
    listed $124,900 Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to easy living in the heart of the beautiful Lakes Region! This well maintained 2 bedroom 1 and 1/2 bath mobile home located in a highly sought after 55+ community of Lake Breeze Mobile Home Park. This home offers comfort, convenience and affordability all in one. Priced to sell quickly, this home features a spacious living area and a handicap accessible entry ramp for additional ease. Pride of ownership shows throughout. Newer roof and water heater!. Enjoy being close to Lake Winnipesaukee, Concert Venues, Lakeport Opera House, shopping, banks restaurants-everything you need just minutes away. This is an owner occupied community. Dont miss this opportunity for affordable living in an unbeatable location.

22. 2024-09-17
    soldstatus $90,000 Closed 717-char remark

    Show marketing remark (717 chars)

    Take a look at this Lovingly cared for home located in an over 55 park. The interior features 2 Bedrooms at opposite sides of the home one of the Bedrooms has its own 1/2 Bathroom. New Laminate Flooring through out most of the Home. open concept Eat in Kitchen-living room. The spacious kitchen Features lots of cabinets and counter space. Most of the windows have been replaced including the front door. Outside the seasonal stream is the Border to grounds that are abound with flowers and greenery. The rear of the home borders woods. This Charming home is located less than 5 minutes from Gilford beach on Winnipesaukee and is very close to shopping, Gunstock ski area and weirs beach. broker is related to seller.

23. 2024-08-01
    historical Active with Contract 717-char remark

    Show marketing remark (717 chars)

    Take a look at this Lovingly cared for home located in an over 55 park. The interior features 2 Bedrooms at opposite sides of the home one of the Bedrooms has its own 1/2 Bathroom. New Laminate Flooring through out most of the Home. open concept Eat in Kitchen-living room. The spacious kitchen Features lots of cabinets and counter space. Most of the windows have been replaced including the front door. Outside the seasonal stream is the Border to grounds that are abound with flowers and greenery. The rear of the home borders woods. This Charming home is located less than 5 minutes from Gilford beach on Winnipesaukee and is very close to shopping, Gunstock ski area and weirs beach. broker is related to seller.

24. 2024-07-10
    listed $99,900 Active 717-char remark

    Show marketing remark (717 chars)

    Take a look at this Lovingly cared for home located in an over 55 park. The interior features 2 Bedrooms at opposite sides of the home one of the Bedrooms has its own 1/2 Bathroom. New Laminate Flooring through out most of the Home. open concept Eat in Kitchen-living room. The spacious kitchen Features lots of cabinets and counter space. Most of the windows have been replaced including the front door. Outside the seasonal stream is the Border to grounds that are abound with flowers and greenery. The rear of the home borders woods. This Charming home is located less than 5 minutes from Gilford beach on Winnipesaukee and is very close to shopping, Gunstock ski area and weirs beach. broker is related to seller.

25. 2022-10-11
    soldstatus $120,000 Closed
26. 2022-10-11
    soldstatus $120,000
27. 2022-09-29
    historical Active with Contract
28. 2022-07-26
    listed $139,900 Active

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$663/yr (+$55/mo · 56.3%)

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$6,436
• − Property taxes: −$1,178
• − Insurance: −$574
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$6,300
• − Depreciation: −$3,343
• Taxable loss: −$1,199
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $647/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: Gilford School District
• NCES district ID: 3303180
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $65,107
• Composite: 45.9/100
• National rank: #2550
• State rank: #32 of 98 in NH

Livability — Gilford

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

Census & demographics

• Population (ZIP): 7,785

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 12% Italian 5% Slovak 4%
• Foreign-born: 3% · China, South Korea
• Languages at home: 96% English-only · Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.06%
• Current HPI: 420.4481
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.7% since first listed

10 events — show timeline

• 2026-02-28 Listed $124,900 PrimeMLS
• 2026-02-25 Coming Soon $124,900 PrimeMLS
• 2026-02-24 Listed $124,900 PrimeMLS
• 2024-09-17 Sold (MLS) $90,000 PrimeMLS
• 2024-08-01 Contingent — PrimeMLS
• 2024-07-10 Listed $99,900 PrimeMLS
• 2022-10-11 Sold (Public Records) $120,000 Public Records
• 2022-10-11 Sold (MLS) $120,000 PrimeMLS
• 2022-09-29 Contingent — PrimeMLS
• 2022-07-26 Listed $139,900 PrimeMLS

Property tax history

+10.3%/yr

Latest (2025): $1,178 · +5.4% YoY. Source: county tax records.