9 Kenyann Dr · Wolfeboro, NH 03894

$363,000

2 bd · 2.0 ba · 1,493 sqft · Manufactured public records · 78 Days on market

Built 1991 $243/sqft · 25% below area Est $476k · 24% under $380/mo HOA · 21% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Birch Hill Estates is recognized as one of New Hampshires most prestigious over 55 communities. This welcoming co-op offers a unique combination of comfort, privacy, and natural beauty, making it an ideal place to call home. This well maintained home is set on a partially wooded lot, providing a sense of privacy that is hard to find. Enjoy peaceful moments on your deck, or enjoy coffee in the morning on the front porch, surrounded by serene landscaping. The home features 2 spacious bedrooms and two full bathrooms. Its open concept design seamlessly connects the dining area and the living room, which includes sliders leading directly to the deck. The layout is perfect for both relaxing and entertaining. Conveniently situated just five minutes from the heart of Wolfeboro, the home offers easy access to a variety of shops and dining establishments. Cultural attractions suchs as the Wright Museum and the Village Playhouse provide opportunites for entertainment and relaxation. Membership Approval required prior to closing. Client is having a home built out of State, would like a quick close.

Key facts

• 2 garage spots
• Built 1991
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $363k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (58.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (50.9% below list).
• Recommended offer: $151k (58.4% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 0.7% in Wolfeboro — 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 69/100 on livability (#51 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $363k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $151,140 (58.4% 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 78 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.16%
• DSCR: 0.37
• GRM: 17.0

CMA / ARV

• ARV (median comp): $475,616
• List price: $363,000
• Delta: -23.68%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Harvey Brook Rd	0.18mi	2/2.0	1,456 (-2%)	0mo	$369,000	$253	87
26 Birch Hill Estates Rd	0.19mi	2/2.0	1,462 (-2%)	8mo	$240,000	$164	81
26 Kenyann Dr	0.09mi	3/2.0 (+1)	1,456 (-2%)	10mo	$350,000	$240	78
11 Harvey Brook Rd	0.13mi	2/2.0	1,344 (-10%)	12mo	$299,000	$222	68
14 Moultrie Dr	0.13mi	3/2.0 (+1)	1,568 (+5%)	21mo	$350,000	$223	63
18 Birch Hill Estates Rd	0.26mi	2/2.0	1,677 (+12%)	9mo	$250,000	$149	60
30 Birch Hill Estates Rd	0.21mi	2/2.0	1,344 (-10%)	21mo	$282,900	$210	56

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $121,404
• Equity at exit: $327,019

10-year hold

• IRR: 14.3%
• Equity multiple: 5.11×
• Total profit: $417,756
• Equity at exit: $705,229

Cash invested: $101,640 (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 03894

• Home prices YoY: 4.3%
• Active inventory: 70
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,904
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$151
• HOA: −$380
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-1,199

Break-even live

Break-even rent $3,301

Max offer price $151,140

Occupancy floor —

Sensitivity live

Price	-10% $-994	-5% $-1,097	+0% $-1,199	+5% $-1,302	+10% $-1,405
Rent	-10% $-1,340	-5% $-1,270	+0% $-1,199	+5% $-1,129	+10% $-1,058
Rate	-1.0pp $-1,016	-0.5pp $-1,107	base $-1,199	+0.5pp $-1,293	+1.0pp $-1,389

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: $90,750
• Closing costs: $10,890
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: landscaping

Listing history 20 events

1. 2026-06-18
   days on market $363,000 Active 78 DOM
2. 2026-06-17
   days on market $363,000 Active 77 DOM
3. 2026-06-16
   days on market $363,000 Active 76 DOM
4. 2026-06-15
   days on market $363,000 Active 75 DOM
5. 2026-06-13
   days on market $363,000 Active 73 DOM
6. 2026-06-13
   days on market $363,000 Active 72 DOM
7. 2026-06-09
   days on market $363,000 Active 69 DOM
8. 2026-06-08
   days on market $363,000 Active 68 DOM
9. 2026-06-08
   price $363,000 Active 67 DOM
10. 2026-06-07
    days on market $368,000 Active 67 DOM
11. 2026-06-04
    days on market $368,000 Active 64 DOM
12. 2026-06-03
    days on market $368,000 Active 63 DOM
13. 2026-06-02
    days on market $368,000 Active 62 DOM
14. 2026-06-01
    days on market $368,000 Active 61 DOM
15. 2026-05-31
    days on market $368,000 Active 60 DOM
16. 2026-04-01
    listed $368,000 Active 1104-char remark

    Show marketing remark (1096 chars)

    Birch Hill Estates is recognized as one of New Hampshires most prestigious over 55 communities. This welcoming co-op offers a unique combination of comfort, privacy, and natural beauty, making it an ideal place to call home. This well maintained home is set on a partially wooded lot, providing a sense of privacy that is hard to find. Enjoy peaceful moments on your deck, or enjoy coffee in the morning on the front porch, surrounded by serene landscaping. The home features 2 spacious bedrooms and two full bathrooms. Its open concept design seamlessly connects the dining area and the living room, which includes sliders leading directly to the deck. The layout is perfect for both relaxing and entertaining. Conveniently situated just five minutes from the heart of Wolfeboro, the home offers easy access to a variety of shops and dining establishments. Cultural attractions suchs as the Wright Museum and the Village Playhouse provide opportunites for entertainment and relaxation. Membership Approval required prior to closing. Client is building out of State and would like a quick close.

17. 2026-04-01
    listed $368,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    Birch Hill Estates is recognized as one of New Hampshires most prestigious over 55 communities. This welcoming co-op offers a unique combination of comfort, privacy, and natural beauty, making it an ideal place to call home. This well maintained home is set on a partially wooded lot, providing a sense of privacy that is hard to find. Enjoy peaceful moments on your deck, or enjoy coffee in the morning on the front porch, surrounded by serene landscaping. The home features 2 spacious bedrooms and two full bathrooms. Its open concept design seamlessly connects the dining area and the living room, which includes sliders leading directly to the deck. The layout is perfect for both relaxing and entertaining. Conveniently situated just five minutes from the heart of Wolfeboro, the home offers easy access to a variety of shops and dining establishments. Cultural attractions suchs as the Wright Museum and the Village Playhouse provide opportunites for entertainment and relaxation. Membership Approval required prior to closing. Client is building out of State and would like a quick close.

18. 2013-08-02
    soldstatus $85,000
19. 2013-08-02
    soldstatus $85,000
20. 2012-07-29
    listed $100,000

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $4,993 · $416/mo
• Expected delta: +$2,921/yr (+$243/mo · 141.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,391
• − Mortgage interest: −$20,334
• − Property taxes: −$2,072
• − Insurance: −$1,815
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$4,560
• − Depreciation: −$10,560
• Taxable loss: −$21,372
• Est. tax savings @ 24.0%: +$5,129
• After-tax cash flow: $-9,262/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Wolfeboro

• Score: 69/100
• State rank: #51
• US rank: #8820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfeboro, NH
• Population (ZIP): 6,577

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Slovak 8% Lithuanian 7% Russian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.57%
• Current HPI: 356.3588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+268.0% since first listed

5 events — show timeline

• 2026-04-01 Listed $368,000 PrimeMLS
• 2026-04-01 Listed $368,000 PrimeMLS
• 2013-08-02 Sold (Public Records) $85,000 Public Records
• 2013-08-02 Sold (MLS) $85,000 PrimeMLS
• 2012-07-29 Listed $100,000 PrimeMLS

Property tax history

+2.8%/yr

Latest (2024): $2,072 · +8.3% YoY. Source: county tax records.