850 Laconia Rd Unit 4G · Tilton, NH 03276

$295,000

1 bd · 1.0 ba · 523 sqft · Condo public records · 68 Days on market

Built 1960 $564/sqft · 37% below area Est $471k · 37% under · waterfront $169/mo HOA · 7% 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
• Cash flow +7.9/30.0
• Appreciation +4.1/10.0
• Schools +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Welcome to your lakeside escape at the desirable Lynnmere Association on beautiful Lake Winnisquam. This charming 1-bedroom condo offers the perfect blend of relaxation, recreation, and investment potential. Enjoy direct waterfront living with your own 22-foot deep water boat slip—ideal for boating enthusiasts looking for convenient and secure lake access. The property also features a fantastic swimming area and a shared fire pit space, creating the perfect setting for entertaining friends and family or simply unwinding by the water. Located just moments from the brand-new Lake Estate Hotel in Tilton, this condo is perfectly positioned to benefit from increased demand in short-term rentals, especially with the venue hosting weddings and events. The unit already boasts a strong rental history, making it a turnkey opportunity for investors or those seeking supplemental income. Whether you're looking for a seasonal getaway, a convenient place to keep your boat, or a low-maintenance second home, this property checks all the boxes. Plus, you're only 5 minutes from the shopping and dining options at Tilton Outlets and have easy access to I-93, making travel a breeze. Don’t miss this incredible opportunity to own a slice of Lake Winnisquam—where lifestyle and investment meet.

Key facts

• Lakeside escape
• $169 HOA
• Built 1960

Tags

• LAKESIDE ESCAPE
• DIRECT WATERFRONT LIVING
• 22-FOOT DEEP WATER BOAT SLIP
• FANTASTIC SWIMMING AREA
• SHARED FIRE PIT SPACE
• STRONG RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (22.0% below list).
• Recommended offer: $230k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Winnisquam Regional School District (town): math 32% / reading 46% proficiency, ranked #64 of 98 in NH (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winnisquam Regional Middle School (math 27% / reading 44%, grade F, #56 of 96 statewide, top 59%, 398 students, 37% FRL); Winnisquam Regional High School (math 27% / reading 52%, grade F, #63 of 90 statewide, top 74%, 421 students, 30% FRL).
• Market conditions: 41 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

• Local home prices are declining (-1.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $295k implies a 222% gain — meaningful room to come down on a strong offer.

Recommended offer $230,000 (22.0% 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 68 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.78% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 10.7

CMA / ARV

• ARV (median comp): $471,296
• List price: $295,000
• Delta: -37.41%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.35×
• Total profit: $-53,337
• Equity at exit: $58,930

10-year hold

• IRR: -9.3%
• Equity multiple: 0.29×
• Total profit: $-58,809
• Equity at exit: $51,931

Cash invested: $82,600 (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 03276

• Home prices YoY: -0.4%
• Active inventory: 41
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$123
• HOA: −$169
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-309

Break-even live

Break-even rent $2,691

Max offer price $240,441

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-225	+0% $-309	+5% $-392	+10% $-476
Rent	-10% $-491	-5% $-400	+0% $-309	+5% $-218	+10% $-127
Rate	-1.0pp $-160	-0.5pp $-234	base $-309	+0.5pp $-385	+1.0pp $-463

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Laconia Rd #4 Tilton, NH	2.0	1.0	700	$2,300	$3.29	45d	1	0.72mi

HOA detail condo

• Monthly dues: $169 · $2,028/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $295,000 Active 68 DOM
2. 2026-06-19
   days on market $295,000 Active 66 DOM
3. 2026-06-18
   days on market $295,000 Active 65 DOM
4. 2026-06-17
   days on market $295,000 Active 64 DOM
5. 2026-06-16
   days on market $295,000 Active 63 DOM
6. 2026-06-15
   days on market $295,000 Active 62 DOM
7. 2026-06-14
   days on market $295,000 Active 60 DOM
8. 2026-06-12
   days on market $295,000 Active 59 DOM
9. 2026-06-09
   days on market $295,000 Active 56 DOM
10. 2026-06-08
    days on market $295,000 Active 55 DOM
11. 2026-06-07
    days on market $295,000 Active 54 DOM
12. 2026-06-04
    days on market $295,000 Active 50 DOM
13. 2026-06-02
    days on market $295,000 Active 49 DOM
14. 2026-06-01
    days on market $295,000 Active 48 DOM
15. 2026-05-31
    days on market $295,000 Active 47 DOM
16. 2026-05-31
    days on market $295,000 Active 46 DOM
17. 2026-05-09
    price $295,000 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to your lakeside escape at the desirable Lynnmere Association on beautiful Lake Winnisquam. This charming 1-bedroom condo offers the perfect blend of relaxation, recreation, and investment potential. Enjoy direct waterfront living with your own 22-foot deep water boat slip—ideal for boating enthusiasts looking for convenient and secure lake access. The property also features a fantastic swimming area and a shared fire pit space, creating the perfect setting for entertaining friends and family or simply unwinding by the water. Located just moments from the brand-new Lake Estate Hotel in Tilton, this condo is perfectly positioned to benefit from increased demand in short-term rentals, especially with the venue hosting weddings and events. The unit already boasts a strong rental history, making it a turnkey opportunity for investors or those seeking supplemental income. Whether you're looking for a seasonal getaway, a convenient place to keep your boat, or a low-maintenance second home, this property checks all the boxes. Plus, you're only 5 minutes from the shopping and dining options at Tilton Outlets and have easy access to I-93, making travel a breeze. Don’t miss this incredible opportunity to own a slice of Lake Winnisquam—where lifestyle and investment meet.

18. 2026-04-14
    listed $320,000 Active 1307-char remark

    Show marketing remark (1307 chars)

    Welcome to your lakeside escape at the desirable Lynnmere Association on beautiful Lake Winnisquam. This charming 1-bedroom condo offers the perfect blend of relaxation, recreation, and investment potential. Enjoy direct waterfront living with your own 22-foot deep water boat slip—ideal for boating enthusiasts looking for convenient and secure lake access. The property also features a fantastic swimming area and a shared fire pit space, creating the perfect setting for entertaining friends and family or simply unwinding by the water. Located just moments from the brand-new Lake Estate Hotel in Tilton, this condo is perfectly positioned to benefit from increased demand in short-term rentals, especially with the venue hosting weddings and events. The unit already boasts a strong rental history, making it a turnkey opportunity for investors or those seeking supplemental income. Whether you're looking for a seasonal getaway, a convenient place to keep your boat, or a low-maintenance second home, this property checks all the boxes. Plus, you're only 5 minutes from the shopping and dining options at Tilton Outlets and have easy access to I-93, making travel a breeze. Don’t miss this incredible opportunity to own a slice of Lake Winnisquam—where lifestyle and investment meet.

19. 2019-08-19
    soldstatus $91,533
20. 2019-08-16
    soldstatus $91,500 Closed 316-char remark

    Show marketing remark (316 chars)

    End unit with Deeded slip/dock with Lake front unit on Winnisquam. Fantastic water views. Newly renovated has full kitchen all new stainless steel appliances, bedroom and bathroom. Low condo fee and operating cost. Endless summer memories to be made from fish, swimming, boating, kayaking or float plus so much more.

21. 2019-07-02
    status Pending 316-char remark

    Show marketing remark (316 chars)

    End unit with Deeded slip/dock with Lake front unit on Winnisquam. Fantastic water views. Newly renovated has full kitchen all new stainless steel appliances, bedroom and bathroom. Low condo fee and operating cost. Endless summer memories to be made from fish, swimming, boating, kayaking or float plus so much more.

22. 2019-06-22
    listed $93,000 Active 316-char remark

    Show marketing remark (316 chars)

    End unit with Deeded slip/dock with Lake front unit on Winnisquam. Fantastic water views. Newly renovated has full kitchen all new stainless steel appliances, bedroom and bathroom. Low condo fee and operating cost. Endless summer memories to be made from fish, swimming, boating, kayaking or float plus 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: $3,443 · $287/mo
• Projected year-2 tax: $4,937 · $411/mo
• Expected delta: +$1,494/yr (+$124/mo · 43.4%)

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

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$16,525
• − Property taxes: −$3,443
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$2,028
• − Depreciation: −$8,582
• Taxable loss: −$8,868
• Est. tax savings @ 24.0%: +$2,128
• After-tax cash flow: $-1,578/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: Winnisquam Regional School District
• NCES district ID: 3307300
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $58,761
• Composite: 34.45/100
• National rank: #5194
• State rank: #64 of 98 in NH

Livability — Tilton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,046

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -1.88%
• Current HPI: 436.242
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+217.2% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $295,000 PrimeMLS
• 2026-04-14 Listed $320,000 PrimeMLS
• 2019-08-19 Sold (Public Records) $91,533 Public Records
• 2019-08-16 Sold (MLS) $91,500 PrimeMLS
• 2019-07-02 Pending — PrimeMLS
• 2019-06-22 Listed $93,000 PrimeMLS

Property tax history

+7.0%/yr

Latest (2025): $3,443 · +4.5% YoY. Source: county tax records.