9 Sargent Pl #73 · Gilford, NH 03249

$139,900

2 bd · 1.0 ba · 744 sqft · Manufactured public records · 108 Days on market

Built 1969 $188/sqft · 75% above area $525/mo HOA · 32% of rent

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has gone through major improvements. New windows, exterior and interior paint, new flooring, remodeled bathroom, level landscaped lot with flower beds Paved driveway. Located in the premier 55 + community of Lake Breeze Mobile Home Park, all this home needs is a new owner to come in and unpack and enjoy the Lakes Region. Make it your fulltime home or weekend or seasonal getaway, you have everything within a short distance. Golfing, skiing, shopping, restaurants and concert venues. Must be owner occupied. Dont let this one slip away call today for your private showing

Key facts

• Remodeled bathroom
• New flooring
• Level landscaped lot

Tags

• NEW WINDOWS
• EXTERIOR AND INTERIOR PAINT
• NEW FLOORING
• REMODELED BATHROOM
• LEVEL LANDSCAPED LOT
• FLOWER BEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Gilford Elementary School (math 57% / reading 62%, grade B-, #42 of 263 statewide, top 19%, 322 students, 13% FRL); Gilford Middle School (math 55% / reading 49%, grade C+, #18 of 96 statewide, top 19%, 305 students, 18% FRL); Gilford High School (math 37% / reading 52%, grade F, #54 of 90 statewide, top 61%, 499 students, 14% FRL) — zoned schools at 15% FRL track the district average.
• 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 $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $140k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $127,162 (9.1% 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 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.18% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 7.1

CMA / ARV

• ARV (median comp): $80,000
• List price: $139,900
• Delta: 74.88%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sargent Pl #23	0.00mi	2/1.5	784 (+5%)	0mo	$50,000	$64	89
9 Sargent Pl #93	0.00mi	2/1.0	784 (+5%)	3mo	$70,000	$89	88
23 Liscomb Cir #24	0.37mi	2/1.0	728 (-2%)	3mo	$63,000	$87	77
23 Liscomb Cir #44	0.37mi	2/1.0	728 (-2%)	12mo	$105,000	$144	69
9 Sargent Pl #80	0.00mi	2/1.0	812 (+9%)	21mo	$90,500	$111	68

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $71,877
• Equity at exit: $126,033

10-year hold

• IRR: 20.4%
• Equity multiple: 6.51×
• Total profit: $215,826
• Equity at exit: $271,795

Cash invested: $39,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$58
• HOA: −$525
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-72

Break-even live

Break-even rent $1,741

Max offer price $127,162

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-33	+0% $-72	+5% $-112	+10% $-151
Rent	-10% $-202	-5% $-137	+0% $-72	+5% $-7	+10% $58
Rate	-1.0pp $-2	-0.5pp $-37	base $-72	+0.5pp $-108	+1.0pp $-145

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: $34,975
• Closing costs: $4,197
• 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

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 108 DOM
2. 2026-06-19
   days on market $139,900 Active 106 DOM
3. 2026-06-18
   days on market $139,900 Active 105 DOM
4. 2026-06-17
   days on market $139,900 Active 104 DOM
5. 2026-06-16
   days on market $139,900 Active 103 DOM
6. 2026-06-15
   days on market $139,900 Active 102 DOM
7. 2026-06-14
   days on market $139,900 Active 100 DOM
8. 2026-06-12
   days on market $139,900 Active 99 DOM
9. 2026-06-09
   days on market $139,900 Active 96 DOM
10. 2026-06-08
    days on market $139,900 Active 95 DOM
11. 2026-06-07
    days on market $139,900 Active 94 DOM
12. 2026-06-05
    days on market $139,900 Active 92 DOM
13. 2026-06-04
    days on market $139,900 Active 90 DOM
14. 2026-06-02
    days on market $139,900 Active 89 DOM
15. 2026-06-01
    days on market $139,900 Active 88 DOM
16. 2026-05-31
    days on market $139,900 Active 87 DOM
17. 2026-05-31
    days on market $139,900 Active 86 DOM
18. 2026-03-05
    listed $149,900 Active 584-char remark

    Show marketing remark (584 chars)

    This home has gone through major improvements. New windows, exterior and interior paint, new flooring, remodeled bathroom, level landscaped lot with flower beds Paved driveway. Located in the premier 55 + community of Lake Breeze Mobile Home Park, all this home needs is a new owner to come in and unpack and enjoy the Lakes Region. Make it your fulltime home or weekend or seasonal getaway, you have everything within a short distance. Golfing, skiing, shopping, restaurants and concert venues. Must be owner occupied. Dont let this one slip away call today for your private showing

19. 2023-06-02
    soldstatus $63,500 Closed 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

20. 2023-05-13
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

21. 2023-04-17
    historical Active with Contract 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

22. 2022-12-14
    price $69,500 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

23. 2022-11-15
    price $74,500 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

24. 2022-10-03
    listed $79,500 Active 374-char remark

    Show marketing remark (374 chars)

    Don't let this one get away! completely remodeled ! Nice level lot with a shed, large paved driveway. In a great 55+ community located in the heart of the lLakes Region. Short distance to shopping, banks, concert venues and lakes and skiing. Make this your fulltime home or vacation spot. No dogs allowed. Subject to background check and credit approval and park approval.

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$1,173/yr (+$98/mo · 166.6%)

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$7,837
• − Property taxes: −$704
• − Insurance: −$700
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$6,300
• − Depreciation: −$4,070
• Taxable loss: −$2,978
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $-151/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

+88.6% since first listed

7 events — show timeline

• 2026-03-05 Listed $149,900 PrimeMLS
• 2023-06-02 Sold (MLS) $63,500 PrimeMLS
• 2023-05-13 Pending — PrimeMLS
• 2023-04-17 Contingent — PrimeMLS
• 2022-12-14 Price Changed $69,500 PrimeMLS
• 2022-11-15 Price Changed $74,500 PrimeMLS
• 2022-10-03 Listed $79,500 PrimeMLS

Property tax history

+10.1%/yr

Latest (2025): $704 · +5.4% YoY. Source: county tax records.