320 Old Lakeshore Rd #17 · Gilford, NH 03249

$141,900

2 bd · 2.0 ba · 1,116 sqft · Manufactured public records · 100 Days on market

Built 1986 Est $129k · 10% over $410/mo HOA · 19% 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 +25.5/30.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• DSCR +8.5/10.0
• Schools +4.6/10.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFULLY MAINTAINED AND READY TO GO. PRIVATE AND QUIET LOCATION AT END OF CUL-DU-SAC. FEATURES INCLUDE GAS FRANKLIN FIREPLACE. TWO DECKS, THREE SEASON PORCH, ALL APPLIANCES, AND SO MUCH MORE.

Key facts

• Ultimate lake access
• Private woods
• Unbeatable privacy

Tags

• PRIME GILFORD LOCATION
• UNBEATABLE PRIVACY
• PRIVATE WOODS
• ULTIMATE LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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) — zoned schools at 13% FRL track the district average.
• Market conditions: 86 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($981 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 $40k cash investment doubles in ~2 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 100 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $142k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $129,129 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $129,456
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Old Lakeshore Rd #17	0.00mi	2/2.0	1,116 (0%)	1mo	$130,000	$116	99
320 Old Lake Shore Rd #3	0.00mi	3/1.0 (+1)	1,136 (+2%)	6mo	$130,000	$114	83
343 Old Lakeshore Rd #32	0.09mi	2/2.0	1,044 (-6%)	7mo	$120,000	$115	79
343 Old Lake Shore Rd #49	0.09mi	2/1.0	1,016 (-9%)	1mo	$124,200	$122	76
303 Old Lakeshore Rd Unit E-13	0.19mi	2/2.0	1,196 (+7%)	21mo	$205,000	$171	62
343 Old Lakeshore Rd #15	0.09mi	3/2.0 (+1)	952 (-15%)	8mo	$76,000	$80	59

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: 31.7%
• Equity multiple: 3.48×
• Total profit: $98,690
• Equity at exit: $127,835

10-year hold

• IRR: 27.4%
• Equity multiple: 7.91×
• Total profit: $274,497
• Equity at exit: $275,680

Cash invested: $39,732 (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: 86
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$744
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$59
• HOA: −$410
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $332

Break-even live

Break-even rent $1,699

Max offer price $141,900

Occupancy floor 79%

Sensitivity live

Price	-10% $412	-5% $372	+0% $332	+5% $292	+10% $252
Rent	-10% $165	-5% $248	+0% $332	+5% $416	+10% $500
Rate	-1.0pp $404	-0.5pp $368	base $332	+0.5pp $295	+1.0pp $258

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: gas

Listing history 8 events

1. 2026-03-24
   status Pending
2. 2026-02-28
   price $141,900
3. 2025-12-31
   status Active
4. 2025-12-20
   historical Active with Contract
5. 2025-12-15
   price $155,900
6. 2025-12-14
   listed $159,900 Active
7. 2008-08-22
   soldstatus $60,000 194-char remark

   Show marketing remark (194 chars)

   BEAUTIFULLY MAINTAINED AND READY TO GO. PRIVATE AND QUIET LOCATION AT END OF CUL-DU-SAC. FEATURES INCLUDE GAS FRANKLIN FIREPLACE. TWO DECKS, THREE SEASON PORCH, ALL APPLIANCES, AND SO MUCH MORE.

8. 2008-06-10
   listed $62,000 194-char remark

   Show marketing remark (194 chars)

   BEAUTIFULLY MAINTAINED AND READY TO GO. PRIVATE AND QUIET LOCATION AT END OF CUL-DU-SAC. FEATURES INCLUDE GAS FRANKLIN FIREPLACE. TWO DECKS, THREE SEASON PORCH, ALL APPLIANCES, AND SO MUCH MORE.

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$774/yr (+$64/mo · 50.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $25,431
• − Mortgage interest: −$7,949
• − Property taxes: −$1,546
• − Insurance: −$710
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$4,920
• − Depreciation: −$4,128
• Taxable income: $2,110
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,479/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

+128.9% since first listed

8 events — show timeline

• 2026-03-24 Pending — PrimeMLS
• 2026-02-28 Price Changed $141,900 PrimeMLS
• 2025-12-31 Relisted — PrimeMLS
• 2025-12-20 Contingent — PrimeMLS
• 2025-12-15 Price Changed $155,900 PrimeMLS
• 2025-12-14 Listed $159,900 PrimeMLS
• 2008-08-22 Sold (MLS) $60,000 PrimeMLS
• 2008-06-10 Listed $62,000 PrimeMLS

Property tax history

+8.1%/yr

Latest (2025): $1,546 · +5.3% YoY. Source: county tax records.