626 County Rd · New London, NH 03257

$599,000

3 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 43 Days on market

Built 1956 1.80 ac lot $314/sqft · 33% below area Est $655k · 9% under

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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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.1/10.0

Listing remarks MLS

This 3 bedroom, 2 bathroom, New London raised ranch sits on a level corner lot of almost two acres. Unique features include Bruce hardwood floors, a wood burning fireplace with brick hearth, a pellet stove in the basement, a spacious back deck, bonus room (perfect for an office), and an updated kitchen with abundant natural light throughout. On town water with a newly installed state approved septic system! Walk to Main Street to enjoy hiking trails, local restaurants and shops. Minutes to Little Lake Sunapee's Bucklin Beach, skiing at Mount Sunapee or Ragged Mountain and all the great outdoor activities the Sunapee Kearsarge region offers! Tucked between exits 11 and 12 on 89 for a quick commute to Concord or the Upper Valley. SHOWINGS DELAYED until the Open House on Friday 6/28/2024 4-6pm & Sunday 6/30/2024 9-11am.

Key facts

• 1.8 acre lot
• Built 1956
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (46.6% below list).
• Recommended offer: $320k (46.6% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 1.1% in New London — 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 81/100 on livability (#14 in NH, #1,548 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Kearsarge Regional School District (rural): math 44% / reading 60% proficiency, ranked #30 of 98 in NH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $447k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,000 (46.6% 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 43 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.53% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.76%
• DSCR: 0.61
• GRM: 15.6

CMA / ARV

• ARV (median comp): $654,674
• List price: $599,000
• Delta: -8.50%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Knights Hill Rd	0.05mi	4/2.0 (+1)	2,101 (+10%)	9mo	$500,000	$238	69
748 County Rd	0.22mi	3/2.0	1,658 (-13%)	9mo	$681,000	$411	60
195 Pine Hill Rd	0.55mi	3/3.0	2,140 (+12%)	6mo	$550,000	$257	45
16 Clover Ln	0.75mi	4/3.0 (+1)	2,007 (+5%)	7mo	$580,000	$289	42

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: 18.1%
• Equity multiple: 2.48×
• Total profit: $248,081
• Equity at exit: $539,627

10-year hold

• IRR: 16.9%
• Equity multiple: 5.72×
• Total profit: $791,487
• Equity at exit: $1,163,725

Cash invested: $167,720 (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 03257

• Home prices YoY: 8.7%
• Active inventory: 28
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-1,224

Break-even live

Break-even rent $4,749

Max offer price $382,766

Occupancy floor —

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Parkside Rd New London, NH	2.0	2.0	1615	$3,200	$1.98	24d	1	1.01mi

Listing history 21 events

1. 2026-06-13
   days on market $599,000 Active 43 DOM
2. 2026-06-10
   days on market $599,000 Active 41 DOM
3. 2026-06-09
   days on market $599,000 Active 40 DOM
4. 2026-06-08
   days on market $599,000 Active 39 DOM
5. 2026-06-07
   days on market $599,000 Active 38 DOM
6. 2026-06-03
   days on market $599,000 Active 34 DOM
7. 2026-06-02
   days on market $599,000 Active 33 DOM
8. 2026-06-01
   days on market $599,000 Active 32 DOM
9. 2026-05-31
   days on market $599,000 Active 31 DOM
10. 2026-05-30
    days on market $599,000 Active 30 DOM
11. 2026-04-30
    listed $599,000 Active 633-char remark
12. 2026-04-26
    historical $599,000 633-char remark
13. 2025-09-21
    price $529,900
14. 2025-07-20
    price $535,000
15. 2025-07-10
    price $575,000
16. 2024-08-01
    soldstatus $447,000 Closed

    Show marketing remark (834 chars)

    This 3 bedroom, 2 bathroom, New London raised ranch sits on a level corner lot of almost two acres. Unique features include Bruce hardwood floors, a wood burning fireplace with brick hearth, a pellet stove in the basement, a spacious back deck, bonus room (perfect for an office), and an updated kitchen with abundant natural light throughout. On town water with a newly installed state approved septic system! Walk to Main Street to enjoy hiking trails, local restaurants and shops. Minutes to Little Lake Sunapee's Bucklin Beach, skiing at Mount Sunapee or Ragged Mountain and all the great outdoor activities the Sunapee Kearsarge region offers! Tucked between exits 11 and 12 on 89 for a quick commute to Concord or the Upper Valley. SHOWINGS DELAYED until the Open House on Friday 6/28/2024 4-6pm & Sunday 6/30/2024 9-11am.

17. 2024-07-03
    status Pending

    Show marketing remark (834 chars)

    This 3 bedroom, 2 bathroom, New London raised ranch sits on a level corner lot of almost two acres. Unique features include Bruce hardwood floors, a wood burning fireplace with brick hearth, a pellet stove in the basement, a spacious back deck, bonus room (perfect for an office), and an updated kitchen with abundant natural light throughout. On town water with a newly installed state approved septic system! Walk to Main Street to enjoy hiking trails, local restaurants and shops. Minutes to Little Lake Sunapee's Bucklin Beach, skiing at Mount Sunapee or Ragged Mountain and all the great outdoor activities the Sunapee Kearsarge region offers! Tucked between exits 11 and 12 on 89 for a quick commute to Concord or the Upper Valley. SHOWINGS DELAYED until the Open House on Friday 6/28/2024 4-6pm & Sunday 6/30/2024 9-11am.

18. 2024-06-26
    listed $435,000 Active

    Show marketing remark (834 chars)

    This 3 bedroom, 2 bathroom, New London raised ranch sits on a level corner lot of almost two acres. Unique features include Bruce hardwood floors, a wood burning fireplace with brick hearth, a pellet stove in the basement, a spacious back deck, bonus room (perfect for an office), and an updated kitchen with abundant natural light throughout. On town water with a newly installed state approved septic system! Walk to Main Street to enjoy hiking trails, local restaurants and shops. Minutes to Little Lake Sunapee's Bucklin Beach, skiing at Mount Sunapee or Ragged Mountain and all the great outdoor activities the Sunapee Kearsarge region offers! Tucked between exits 11 and 12 on 89 for a quick commute to Concord or the Upper Valley. SHOWINGS DELAYED until the Open House on Friday 6/28/2024 4-6pm & Sunday 6/30/2024 9-11am.

19. 2011-08-15
    soldstatus $220,000
20. 2011-08-12
    soldstatus $220,000
21. 2011-01-15
    listed $234,500

ⓘ 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: $4,335 · $361/mo
• Projected year-2 tax: $8,697 · $725/mo
• Expected delta: +$4,362/yr (+$363/mo · 100.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$33,553
• − Property taxes: −$4,335
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$17,425
• Taxable loss: −$26,053
• Est. tax savings @ 24.0%: +$6,253
• After-tax cash flow: $-8,436/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: Kearsarge Regional School District
• NCES district ID: 3304040
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $70,357
• Composite: 46.33/100
• National rank: #2467
• State rank: #30 of 98 in NH

Livability — New London

• Score: 81/100
• State rank: #14
• US rank: #1548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,503
• Population (ZIP): 4,503

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 8% Romanian 6% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.97%
• Current HPI: 335.6306
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+126.0% since first listed

9 events — show timeline

• 2025-09-21 Price Changed $529,900 PrimeMLS
• 2025-07-20 Price Changed $535,000 PrimeMLS
• 2025-07-10 Price Changed $575,000 PrimeMLS
• 2024-08-01 Sold (MLS) $447,000 PrimeMLS
• 2024-07-03 Pending — PrimeMLS
• 2024-06-26 Listed $435,000 PrimeMLS
• 2011-08-15 Sold (MLS) $220,000 PrimeMLS
• 2011-08-12 Sold (Public Records) $220,000 Public Records
• 2011-01-15 Listed $234,500 PrimeMLS

Property tax history

+3.8%/yr

Latest (2024): $4,335 · +7.4% YoY. Source: county tax records.