17 Kentville Ter · Hampton, NH 03842

$299,000

2 bd · 1.0 ba · 480 sqft · Other public records · 64 Days on market

Built 1920

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

Key facts

• Built 1920
• Listed 64 days

Property features AI

Finance

• Other: Survey status: Unknown

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electric; Cable available; High-speed internet available
• Home design: Ranch-style home; Existing construction
• Construction: Vinyl siding; Shingle (asphalt) roof; Built in 1920
• Exterior features: Paved driveway; Leased lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Mini-split cooling
• Interior features: 4 total rooms; Tile and wood flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (33.0% below list).
• Recommended offer: $200k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.7% in Hampton — 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 79/100 on livability (#19 in NH, #2,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, cost of living F.
• Hampton School District (suburban): math 49% / reading 66% proficiency, ranked #19 of 98 in NH (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $299k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,463 (33.0% 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 64 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-63,903
• Equity at exit: $44,582

10-year hold

• IRR: -13.2%
• Equity multiple: 0.19×
• Total profit: $-67,710
• Equity at exit: $25,852

Cash invested: $83,720 (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 03842

• Rents YoY: 4.3%
• Active inventory: 113
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-284

Break-even live

Break-even rent $2,365

Max offer price $248,742

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
753 Ocean Blvd Unit 06 Hampton, NH	1.0	1.0	350	$1,950	$5.57	17d	1	1.26mi

Listing history 29 events

1. 2026-06-18
   days on market $299,000 Active 64 DOM
2. 2026-06-17
   days on market $299,000 Active 63 DOM
3. 2026-06-16
   days on market $299,000 Active 62 DOM
4. 2026-06-15
   days on market $299,000 Active 61 DOM
5. 2026-06-13
   days on market $299,000 Active 59 DOM
6. 2026-06-09
   days on market $299,000 Active 55 DOM
7. 2026-06-08
   days on market $299,000 Active 54 DOM
8. 2026-06-07
   days on market $299,000 Active 53 DOM
9. 2026-06-04
   days on market $299,000 Active 50 DOM
10. 2026-06-03
    days on market $299,000 Active 49 DOM
11. 2026-06-02
    days on market $299,000 Active 48 DOM
12. 2026-06-01
    days on market $299,000 Active 47 DOM
13. 2026-05-31
    days on market $299,000 Active 46 DOM
14. 2026-04-15
    listed $299,000 Active
15. 2026-04-10
    historical $299,000
16. 2023-08-29
    historical $3,250
17. 2023-07-26
    listed $3,250
18. 2023-07-02
    price $399,000
19. 2023-01-17
    historical 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

20. 2023-01-13
    soldstatus $150,000 Closed 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

21. 2023-01-13
    soldstatus $150,000

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

22. 2022-12-21
    status Pending 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

23. 2022-12-16
    soldstatus $150,000 Closed 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

24. 2022-08-28
    status Pending 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

25. 2022-08-19
    price $179,900 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

26. 2022-08-16
    listed $199,900 Active 908-char remark

    Show marketing remark (908 chars)

    If you have dreamt about owning a cottage by the beach, your dream is about to come true. This two bedroom seasonal beach house on leased land is classic in style with all the charm that you would envision of beach cottage -- wainscoting and fir floors, vaulted ceilings, an enclosed front porch and a large side deck. All within walking distance of the sand and the boardwalk. Kentville Terrace is tucked away on a private dead end street making is very relaxing yet close to everything. Plenty of parking for the inevitable guests and enough outdoor space for those summer cook outs. You'll love this affordable option to own your own beach cottage on NH's best beach. Some updating and sprucing up while maintaining the original charm and you'll have the showplace of the neighborhood. Vacant and very easy to show. CASH only. PRIVATE LEASED LAND. Will not qualify for financing. Lease is $8,000 per year.

27. 1998-03-12
    soldstatus $45,000
28. 1998-03-12
    soldstatus $45,000
29. 1995-08-25
    listed $49,900

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $4,313 · $359/mo
• Expected delta: +$2,206/yr (+$184/mo · 104.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,056
• − Mortgage interest: −$16,749
• − Property taxes: −$2,107
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$8,698
• Taxable loss: −$8,842
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-1,292/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: Hampton School District
• NCES district ID: 3303510
• Math proficiency: 49% ▼ -22.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $71,924
• Composite: 51.03/100
• National rank: #1774
• State rank: #19 of 98 in NH

Livability — Hampton

• Score: 79/100
• State rank: #19
• US rank: #2140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Beach, NH
• County: Rockingham County · 137,526 people
• City population: 16,324
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 16,324
• Household income: $95,422
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 544.0

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -219.75%
• Current HPI: 339.3943
• Rent YoY: ▲ 4.35%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+499.2% since first listed

16 events — show timeline

• 2026-04-15 Listed $299,000 PrimeMLS
• 2026-04-10 Coming Soon $299,000 PrimeMLS
• 2023-08-29 Rental Removed $3,250 NEREN
• 2023-07-26 Listed for Rent $3,250 NEREN
• 2023-07-02 Price Changed $399,000 PrimeMLS
• 2023-01-17 Delisted — PrimeMLS
• 2023-01-13 Sold (Public Records) $150,000 Public Records
• 2023-01-13 Sold (MLS) $150,000 PrimeMLS
• 2022-12-21 Pending — PrimeMLS
• 2022-12-16 Sold (MLS) $150,000 PrimeMLS
• 2022-08-28 Pending — PrimeMLS
• 2022-08-19 Price Changed $179,900 PrimeMLS
• 2022-08-16 Listed $199,900 PrimeMLS
• 1998-03-12 Sold (Public Records) $45,000 Public Records
• 1998-03-12 Sold (MLS) $45,000 PrimeMLS
• 1995-08-25 Listed $49,900 PrimeMLS

Property tax history

+16.0%/yr

Latest (2024): $2,107 · +291.6% YoY. Source: county tax records.