18 Collins Dr · Northwood, NH 03261

$81,900

2 bd · 1.5 ba · 566 sqft · Other public records · 140 Days on market

Built 1940 0.32 ac lot $21/mo HOA · 1% 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
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRING YOUR CONTRACTOR and build at Jenness Pond! This property is a tear down and not safe to enter. Access to the interior is prohibited. The last lot on a private road with deeded water access on Jenness Pond, you can spend your summers or live year round on this beautiful, wooded, .32 acre lot. Jenness Pond allows all the fun too so you can take your motor boat down to the deeded access at the end of Preve Rd or you can head a little farther down the road to the town beach. Bring and offer and start building this Spring. Also listed as Residential MLS 5075378.

Key facts

• Private road
• Wooded lot
• Deeded water access

Tags

• DEEDED WATER ACCESS
• PRIVATE ROAD
• WOODED LOT
• TOWN BEACH

Property features AI

Finance

• Other: Assessed in 2024 (assessment details available); Tax information available for 2024
• HOA & community: Association road frontage; roads are privately maintained; HOA fee of 250 per year (includes plowing)

Exterior

• Utilities: No sewer specified; No electric specified; No water source specified; No internet specified
• Home design: Cottage/Camp style; Existing structure
• Construction: Wood frame construction; Shingle roof; Built in 1940
• Exterior features: Lake access; Lake view; Wooded setting; Dirt driveway

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No heating system specified
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $72k (12.0% 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.
• Northwood School District (rural): math 51% / reading 60% proficiency, ranked #65 of 171 in NH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $566 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $23k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $82k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 2.19% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.62%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.7%
• Equity multiple: 2.79×
• Total profit: $41,065
• Equity at exit: $12,212

10-year hold

• IRR: 47.8%
• Equity multiple: 5.61×
• Total profit: $105,799
• Equity at exit: $7,081

Cash invested: $22,932 (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 03261

• Home prices YoY: -21.7%
• Active inventory: 43
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$429
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$34
• HOA: −$21
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $853

Break-even live

Break-even rent $715

Max offer price $81,900

Occupancy floor 47%

Sensitivity live

Price	-10% $899	-5% $876	+0% $853	+5% $830	+10% $806
Rent	-10% $711	-5% $782	+0% $853	+5% $924	+10% $995
Rate	-1.0pp $894	-0.5pp $874	base $853	+0.5pp $831	+1.0pp $810

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-21
   days on market $81,900 Active 140 DOM
2. 2026-06-18
   days on market $81,900 Active 138 DOM
3. 2026-06-17
   days on market $81,900 Active 137 DOM
4. 2026-06-16
   days on market $81,900 Active 136 DOM
5. 2026-06-16
   remarks 668-char remark
6. 2026-06-15
   days on market $81,900 Active 135 DOM
7. 2026-06-13
   days on market $81,900 Active 133 DOM
8. 2026-06-12
   days on market $81,900 Active 132 DOM
9. 2026-06-09
   days on market $81,900 Active 129 DOM
10. 2026-06-08
    days on market $81,900 Active 128 DOM
11. 2026-06-07
    days on market $81,900 Active 127 DOM
12. 2026-06-05
    pricedays on market $81,900 Active 125 DOM
13. 2026-06-04
    days on market $93,000 Active 123 DOM
14. 2026-06-02
    days on market $93,000 Active 122 DOM
15. 2026-06-01
    days on market $93,000 Active 121 DOM
16. 2026-05-31
    days on market $93,000 Active 120 DOM
17. 2026-05-18
    price $93,000 570-char remark

    Show marketing remark (570 chars)

    BRING YOUR CONTRACTOR and build at Jenness Pond! This property is a tear down and not safe to enter. Access to the interior is prohibited. The last lot on a private road with deeded water access on Jenness Pond, you can spend your summers or live year round on this beautiful, wooded, .32 acre lot. Jenness Pond allows all the fun too so you can take your motor boat down to the deeded access at the end of Preve Rd or you can head a little farther down the road to the town beach. Bring and offer and start building this Spring. Also listed as Residential MLS 5075378.

18. 2026-05-18
    price $93,000

    Show marketing remark (570 chars)

    BRING YOUR CONTRACTOR and build at Jenness Pond! This property is a tear down and not safe to enter. Access to the interior is prohibited. The last lot on a private road with deeded water access on Jenness Pond, you can spend your summers or live year round on this beautiful, wooded, .32 acre lot. Jenness Pond allows all the fun too so you can take your motor boat down to the deeded access at the end of Preve Rd or you can head a little farther down the road to the town beach. Bring and offer and start building this Spring. Also listed as Residential MLS 5075378.

19. 2026-02-04
    listed $105,000 Active 570-char remark

    Show marketing remark (570 chars)

    BRING YOUR CONTRACTOR and build at Jenness Pond! This property is a tear down and not safe to enter. Access to the interior is prohibited. The last lot on a private road with deeded water access on Jenness Pond, you can spend your summers or live year round on this beautiful, wooded, .32 acre lot. Jenness Pond allows all the fun too so you can take your motor boat down to the deeded access at the end of Preve Rd or you can head a little farther down the road to the town beach. Bring and offer and start building this Spring. Also listed as Residential MLS 5075378.

20. 2026-01-31
    listed $105,000 Active
21. 2019-10-09
    soldstatus $34,600 Closed 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

22. 2019-02-22
    historical Active with Contract 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

23. 2017-10-18
    price $40,000 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

24. 2017-08-21
    status Active 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

25. 2017-05-20
    historical Active with Contract 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

26. 2016-12-02
    price $50,000 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

27. 2016-04-05
    price $60,000 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

28. 2016-03-05
    listed $70,000 Active 121-char remark

    Show marketing remark (121 chars)

    Own a piece of Paradise. Property at end of a private road and is abutting large acreage in Current Use. . Private beach.

29. 1995-05-25
    soldstatus $35,800

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$409/yr (+$34/mo · 42.3%)

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

Taxation est. · year 1

• Rental income: $21,538
• − Mortgage interest: −$4,588
• − Property taxes: −$967
• − Insurance: −$410
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$252
• − Depreciation: −$2,383
• Taxable income: $9,493
• Est. tax owed @ 24.0%: −$2,278
• After-tax cash flow: $7,954/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: Northwood School District
• NCES district ID: 3305430
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 60% ▲ 12.00%
• Median HH income: $73,090
• Composite: 51.32/100
• National rank: #3718
• State rank: #65 of 171 in NH

Livability — Northwood

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

Census & demographics

• Population (ZIP): 4,653

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 16% Romanian 6% Portuguese 4%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.35%
• Current HPI: 258.0711
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+159.8% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $93,000 PrimeMLS
• 2026-05-18 Price Changed $93,000 PrimeMLS
• 2026-02-04 Listed $105,000 PrimeMLS
• 2026-01-31 Listed $105,000 PrimeMLS
• 2019-10-09 Sold (MLS) $34,600 PrimeMLS
• 2019-02-22 Contingent — PrimeMLS
• 2017-10-18 Price Changed $40,000 PrimeMLS
• 2017-08-21 Relisted — PrimeMLS
• 2017-05-20 Contingent — PrimeMLS
• 2016-12-02 Price Changed $50,000 PrimeMLS
• 2016-04-05 Price Changed $60,000 PrimeMLS
• 2016-03-05 Listed $70,000 PrimeMLS
• 1995-05-25 Sold (Public Records) $35,800 Public Records

Property tax history

-6.1%/yr

Latest (2024): $967 · +12.8% YoY. Source: county tax records.