76 Hillside Dr · Charlestown, NH 03603

$49,900

2 bd · 1.0 ba · 1,008 sqft · Manufactured · 344 Days on market

Built 1985 Fair condition $50/sqft · 33% below area Est $75k · 33% under $550/mo HOA · 32% of rent ↓ 28% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

Key facts

• Shade tree
• Big shed
• Vaulted ceiling

Tags

• CORNER LOT
• PRIVATE PATIO
• BIG SHED
• SHADE TREE
• 1 CAR GARAGE
• VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 3.4% in Charlestown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#39 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: housing D, health & safety D, amenities F.
• Fall Mountain Regional School District (rural): math 32% / reading 47% proficiency, ranked #65 of 98 in NH (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -20% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 344 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.44% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 2.4

CMA / ARV

• ARV (median comp): $75,000
• List price: $49,900
• Delta: -33.47%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Morways Park	0.03mi	2/2.0	1,008 (0%)	9mo	$124,000	$123	87
1010 Morway Park	0.06mi	2/2.0	954 (-5%)	4mo	$81,000	$85	81
41 Morways Park #41	0.04mi	3/1.0 (+1)	938 (-7%)	2mo	$45,000	$48	80
70 Morways Park	0.03mi	2/1.0	924 (-8%)	7mo	$92,000	$100	79
14 Morways Park	0.03mi	2/1.0	924 (-8%)	10mo	$45,000	$49	76
36 Trillium Ln	0.03mi	3/2.0 (+1)	924 (-8%)	1mo	$34,000	$37	75
1025 Mountainview Ave Unit Twin Valley Estates	0.13mi	3/2.0 (+1)	1,064 (+6%)	2mo	$127,500	$120	74
53 Morways Park	0.09mi	3/2.0 (+1)	1,064 (+6%)	8mo	$67,400	$63	71
1025 Morways Park	0.06mi	3/2.0 (+1)	1,067 (+6%)	14mo	$120,000	$112	67
162 Pebblewood Dr	0.21mi	3/1.5 (+1)	924 (-8%)	3mo	$75,000	$81	67
27 Oakwood Cir	0.04mi	2/1.5	896 (-11%)	13mo	$85,000	$95	67
20 Ponderosa Park	0.70mi	3/2.0 (+1)	1,064 (+6%)	4mo	$30,000	$28	46

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: 55.1%
• Equity multiple: 5.07×
• Total profit: $56,850
• Equity at exit: $44,954

10-year hold

• IRR: 48.7%
• Equity multiple: 11.38×
• Total profit: $145,088
• Equity at exit: $96,945

Cash invested: $13,972 (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 03603

• Home prices YoY: 8.6%
• Active inventory: 36
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$550
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $460

Break-even live

Break-even rent $1,133

Max offer price $49,900

Occupancy floor 68%

Sensitivity live

Price	-10% $495	-5% $477	+0% $460	+5% $443	+10% $426
Rent	-10% $325	-5% $392	+0% $460	+5% $528	+10% $596
Rate	-1.0pp $485	-0.5pp $473	base $460	+0.5pp $447	+1.0pp $434

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 23 events

1. 2026-06-19
   days on market $49,900 Active 344 DOM
2. 2026-06-18
   days on market $49,900 Active 343 DOM
3. 2026-06-17
   days on market $49,900 Active 342 DOM
4. 2026-06-16
   days on market $49,900 Active 341 DOM
5. 2026-06-15
   days on market $49,900 Active 340 DOM
6. 2026-06-14
   days on market $49,900 Active 338 DOM
7. 2026-06-12
   days on market $49,900 Active 337 DOM
8. 2026-06-09
   days on market $49,900 Active 334 DOM
9. 2026-06-08
   days on market $49,900 Active 333 DOM
10. 2026-06-07
    days on market $49,900 Active 332 DOM
11. 2026-06-07
    days on market $49,900 Active 331 DOM
12. 2026-06-02
    days on market $49,900 Active 327 DOM
13. 2026-06-01
    days on market $49,900 Active 326 DOM
14. 2026-05-31
    days on market $49,900 Active 325 DOM
15. 2026-05-30
    days on market $49,900 Active 324 DOM
16. 2026-04-17
    price $49,900 559-char remark

    Show marketing remark (559 chars)

    Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

17. 2026-04-10
    status Active 559-char remark

    Show marketing remark (559 chars)

    Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

18. 2026-04-01
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

19. 2026-02-10
    price $59,000 559-char remark

    Show marketing remark (559 chars)

    Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

20. 2025-07-01
    listed $69,900 Active 559-char remark

    Show marketing remark (559 chars)

    Light filled affordable home! The best floor plan with bedrooms on either end an open concept living in the middle. A nice corner lot with a level driveway, a private patio, big shed and beautiful shade tree. Best of all there is a 1 car garage for auto or toys and a great way to stay dry when coming home. The living room has a vaulted ceiling with fan, a slider and laminate floors. This one needs some TLC but worth the effort. Buyers must be park approved. Dogs are allowed but with restrictions. Please check with the park to see if your dog qualifies.

21. 2021-10-14
    soldstatus $65,000 Closed 813-char remark

    Show marketing remark (813 chars)

    Beautiful updated home with an attached, heated garage and additional out building. Recently remodeled with end to end bedrooms - one has been sheet rocked and is ready for your finishing touches. New flooring throughout. A new bathroom, all new kitchen with butcher block island and they will leave the matching butcher block dining table and chairs. New refrigerator, new smooth top stove with microwave above, double bowl, deep kitchen sink with high arch sprayer faucet. Middle living room, kitchen & Dining room. Updated windows let in lots of light. Propane fireplace to comfort your evenings. Just off the heated garage is the paver patio leading to a Play Cave to entertain in. Plenty of yard room for cornhole, horse shoes. CT River boating, Ski Mountains, Snowmobile trails, and Lakes in our area.

22. 2021-09-25
    status Pending 813-char remark

    Show marketing remark (813 chars)

    Beautiful updated home with an attached, heated garage and additional out building. Recently remodeled with end to end bedrooms - one has been sheet rocked and is ready for your finishing touches. New flooring throughout. A new bathroom, all new kitchen with butcher block island and they will leave the matching butcher block dining table and chairs. New refrigerator, new smooth top stove with microwave above, double bowl, deep kitchen sink with high arch sprayer faucet. Middle living room, kitchen & Dining room. Updated windows let in lots of light. Propane fireplace to comfort your evenings. Just off the heated garage is the paver patio leading to a Play Cave to entertain in. Plenty of yard room for cornhole, horse shoes. CT River boating, Ski Mountains, Snowmobile trails, and Lakes in our area.

23. 2021-09-10
    listed $69,500 Active 813-char remark

    Show marketing remark (813 chars)

    Beautiful updated home with an attached, heated garage and additional out building. Recently remodeled with end to end bedrooms - one has been sheet rocked and is ready for your finishing touches. New flooring throughout. A new bathroom, all new kitchen with butcher block island and they will leave the matching butcher block dining table and chairs. New refrigerator, new smooth top stove with microwave above, double bowl, deep kitchen sink with high arch sprayer faucet. Middle living room, kitchen & Dining room. Updated windows let in lots of light. Propane fireplace to comfort your evenings. Just off the heated garage is the paver patio leading to a Play Cave to entertain in. Plenty of yard room for cornhole, horse shoes. CT River boating, Ski Mountains, Snowmobile trails, and Lakes in our area.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,583
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − HOA: −$6,600
• − Depreciation: −$1,452
• Taxable income: $5,445
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $4,215/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on updating the interior walls, windows, and landscaping to enhance its resale and rental value.

Repairs flagged

• Major interior walls/paint — paint peeling in some areas
• Moderate windows — existing windows, some need updating
• Minor landscaping — some overgrown vegetation

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale update windows — new windows improve energy efficiency and appearance
• Both landscaping — pruned and landscaped yard enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls/paint · paint peeling in some areas	Major	$15,000–50,000
windows · existing windows, some need updating	Moderate	$3,000–15,000
landscaping · some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale update windows — new windows improve energy efficiency and appearance ↑
• Both landscaping — pruned and landscaped yard enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fall Mountain Regional School District
• NCES district ID: 3302990
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $53,411
• Composite: 34.35/100
• National rank: #5227
• State rank: #65 of 98 in NH

Livability — Charlestown

• Score: 71/100
• State rank: #39
• US rank: #6553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,272

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Asian 2%
• Common ancestry: Lithuanian 11% Slovak 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 320.9344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.2% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $49,900 PrimeMLS
• 2026-04-10 Relisted — PrimeMLS
• 2026-04-01 Pending — PrimeMLS
• 2026-02-10 Price Changed $59,000 PrimeMLS
• 2025-07-01 Listed $69,900 PrimeMLS
• 2021-10-14 Sold (MLS) $65,000 PrimeMLS
• 2021-09-25 Pending — PrimeMLS
• 2021-09-10 Listed $69,500 PrimeMLS