21 Upper Ladd Hill Rd · Meredith, NH 03253

$749,000

9 bd · 15.0 ba · 10,850 sqft · MultiFamily public records · 77 Days on market

Built 2026 Excellent condition $69/sqft · 59% below area $435/mo HOA · 14% of rent

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to Mountain View Townhomes—Meredith’s newest luxury townhouse community—where modern design meets Lakes Region living. This end-unit new construction home offers exceptional privacy, abundant natural light, and elevated finishes throughout, all just minutes from Lake Winnipesaukee and downtown Meredith. Thoughtfully designed with over 2,500 sq ft of finished living space , this spacious layout features 4 bedrooms and 3 full bathrooms, providing plenty of room for family, guests, or flexible living. The open-concept main level is ideal for entertaining, with a beautifully appointed kitchen featuring a large island, seamless flow into the dining area, and a bright living space that captures surrounding mountain views. The primary suite is a true retreat, complete with a walk-in closet and private bath, while additional bedrooms offer comfort and versatility. A functional mudroom, second-floor laundry, and quality finishes—including hardwood, tile, and carpet—enhance everyday living. As an end unit, this home benefits from additional windows, increased natural light, and a more private setting within the community. The attached two-car garage and low-maintenance lifestyle—supported by a condo association handling landscaping, plowing, and trash—make ownership effortless year-round. One of the standout features of this location is its proximity to Lake Winnipesaukee, just minutes away, with access to Meredith’s resident beach—perfect for swimming, boating, and enjoying everything the Lakes Region has to offer. You’ll also love being close to local shops, restaurants, marinas, and year-round recreation. Estimated for completion in 2026, this is your opportunity to own a brand-new home in one of Meredith’s most desirable communities.

Key facts

• $435 HOA
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 9-bed/15.0-bath multifamily listed at $749k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $749k).
• Recommended offer: $704k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 2.2% in Meredith — 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 (#49 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, schools B+; Watch: health & safety C-, amenities F, commute F.
• Inter-Lakes School District (rural): math 40% / reading 51% proficiency, ranked #50 of 98 in NH (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($704k) is reasonable based on typical stale-listing flexibility.

Recommended offer $704,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are B-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.44% ✓
• Cap rate: 21.15%
• Cash-on-cash: 53.07%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (median comp): $430,680
• List price: $749,000
• Delta: 73.91%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 3.24×
• Total profit: $469,570
• Equity at exit: $111,678

10-year hold

• IRR: 56.5%
• Equity multiple: 6.58×
• Total profit: $1,170,572
• Equity at exit: $64,760

Cash invested: $209,720 (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 03253

• Home prices YoY: -5.4%
• Active inventory: 69
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $18,279 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$491 /mo · $5,897/yr
• Insurance: −$312
• HOA: −$435
• Vacancy / Maint / Mgmt: −$3,839
• Net cashflow: $9,274

Break-even live

Break-even rent $6,540

Max offer price $749,000

Occupancy floor 44%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$18,276
Total (6 units)			$18,279

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $435 · $5,220/yr
• Likely covers: trashlandscaping

Listing history 10 events

1. 2026-06-08
   days on market $749,000 Active 77 DOM
2. 2026-06-07
   days on market $749,000 Active 76 DOM
3. 2026-06-05
   days on market $749,000 Active 74 DOM
4. 2026-06-04
   days on market $749,000 Active 72 DOM
5. 2026-06-02
   days on market $749,000 Active 71 DOM
6. 2026-06-01
   days on market $749,000 Active 70 DOM
7. 2026-05-31
   days on market $749,000 Active 69 DOM
8. 2026-05-31
   days on market $749,000 Active 68 DOM
9. 2026-03-23
   listed $749,000 Active 1831-char remark

   Show marketing remark (1831 chars)

   Welcome to Mountain View Townhomes—Meredith’s newest luxury townhouse community—where modern design meets Lakes Region living. This end-unit new construction home offers exceptional privacy, abundant natural light, and elevated finishes throughout, all just minutes from Lake Winnipesaukee and downtown Meredith. Thoughtfully designed with over 2,500 sq ft of finished living space , this spacious layout features 4 bedrooms and 3 full bathrooms, providing plenty of room for family, guests, or flexible living. The open-concept main level is ideal for entertaining, with a beautifully appointed kitchen featuring a large island, seamless flow into the dining area, and a bright living space that captures surrounding mountain views. The primary suite is a true retreat, complete with a walk-in closet and private bath, while additional bedrooms offer comfort and versatility. A functional mudroom, second-floor laundry, and quality finishes—including hardwood, tile, and carpet—enhance everyday living. As an end unit, this home benefits from additional windows, increased natural light, and a more private setting within the community. The attached two-car garage and low-maintenance lifestyle—supported by a condo association handling landscaping, plowing, and trash—make ownership effortless year-round. One of the standout features of this location is its proximity to Lake Winnipesaukee, just minutes away, with access to Meredith’s resident beach—perfect for swimming, boating, and enjoying everything the Lakes Region has to offer. You’ll also love being close to local shops, restaurants, marinas, and year-round recreation. Estimated for completion in 2026, this is your opportunity to own a brand-new home in one of Meredith’s most desirable communities.

10. 2026-03-19
    historical $749,000 1831-char remark

    Show marketing remark (1831 chars)

    Welcome to Mountain View Townhomes—Meredith’s newest luxury townhouse community—where modern design meets Lakes Region living. This end-unit new construction home offers exceptional privacy, abundant natural light, and elevated finishes throughout, all just minutes from Lake Winnipesaukee and downtown Meredith. Thoughtfully designed with over 2,500 sq ft of finished living space , this spacious layout features 4 bedrooms and 3 full bathrooms, providing plenty of room for family, guests, or flexible living. The open-concept main level is ideal for entertaining, with a beautifully appointed kitchen featuring a large island, seamless flow into the dining area, and a bright living space that captures surrounding mountain views. The primary suite is a true retreat, complete with a walk-in closet and private bath, while additional bedrooms offer comfort and versatility. A functional mudroom, second-floor laundry, and quality finishes—including hardwood, tile, and carpet—enhance everyday living. As an end unit, this home benefits from additional windows, increased natural light, and a more private setting within the community. The attached two-car garage and low-maintenance lifestyle—supported by a condo association handling landscaping, plowing, and trash—make ownership effortless year-round. One of the standout features of this location is its proximity to Lake Winnipesaukee, just minutes away, with access to Meredith’s resident beach—perfect for swimming, boating, and enjoying everything the Lakes Region has to offer. You’ll also love being close to local shops, restaurants, marinas, and year-round recreation. Estimated for completion in 2026, this is your opportunity to own a brand-new home in one of Meredith’s most desirable communities.

ⓘ 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: $5,897 · $491/mo
• Projected year-2 tax: $11,113 · $926/mo
• Expected delta: +$5,216/yr (+$435/mo · 88.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $219,348
• − Mortgage interest: −$41,956
• − Property taxes: −$5,897
• − Insurance: −$3,745
• − Repairs & maintenance: −$17,548
• − Management: −$17,548
• − HOA: −$5,220
• − Depreciation: −$21,789
• Taxable income: $105,646
• Est. tax owed @ 24.0%: −$25,355
• After-tax cash flow: $85,934/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 · 11 photos

Excellent 95/100 None rehab

This multi-family property is in excellent condition with modern design and ample natural light, offering exceptional privacy and a prime location near Lake Winnipesaukee.

Value-add opportunities

• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase both resale and rental value.
• Both Interior updates — Modernizing the interior can enhance the home's appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase both resale and rental value. ↑
• Both Interior updates — Modernizing the interior can enhance the home's appeal and increase both resale and rental 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: Inter-Lakes School District
• NCES district ID: 3303960
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $59,674
• Composite: 39.94/100
• National rank: #3844
• State rank: #50 of 98 in NH

Livability — Meredith

• Score: 69/100
• State rank: #49
• US rank: #8561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meredith, NH
• Population (ZIP): 6,677

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 6% Slovak 3% Portuguese 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% French/Haitian/Cajun 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: ▼ -26.70%
• Current HPI: 464.1785
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-03-23 Listed $749,000 PrimeMLS
• 2026-03-19 Coming Soon $749,000 PrimeMLS