13 Fiske St · Groveton, NH 03582

$94,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 6 Days on market

Built 1939 0.25 ac lot Est $137k · 31% under

---

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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +7.0/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

Key facts

• Outdoor recreation
• Manageable yard
• Central location

Tags

• CORNER LOT
• ENCLOSED THREE SEASON PORCH
• MANAGEABLE YARD
• CENTRAL LOCATION
• OUTDOOR RECREATION
• HIKING TRAILS

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public metered water; Public metered sewer; Electric service with circuit breakers (Eversource); Fiber optic and high-speed internet available; Cable and telephone available
• Home design: Cape-style home; Existing construction; Brown exterior
• Construction: Built in 1939; Wood frame construction with asbestos exterior; Metal roof
• Exterior features: Corner, level lot in town; Near snowmobile and ATV trails; Neighborhood setting; Close to schools

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heating with baseboard and hot water; Other cooling
• Interior features: Five total rooms; Full, unfinished basement with dirt floor, interior and exterior access, and stairs to basement; Porch
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 65/100 on livability (#78 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Northumberland School District (rural): math 25% / reading 40% proficiency, ranked #154 of 171 in NH (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groveton Elementary School (math 17% / reading 32%, grade F, #230 of 263 statewide, top 91%, 127 students, 53% FRL).
• Market conditions: 17 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $4k appreciation (4.0% local appreciation)).
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $47k; list at $95k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $137,088
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Fiske St	0.00mi	2/1.0	816 (0%)	19mo	$47,000	$58	84
7 North Ave	0.48mi	3/1.0 (+1)	832 (+2%)	22mo	$140,000	$168	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.00×
• Total profit: $26,591
• Equity at exit: $48,389

10-year hold

• IRR: 17.4%
• Equity multiple: 3.81×
• Total profit: $74,702
• Equity at exit: $79,363

Cash invested: $26,572 (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 03582

• Home prices YoY: 1.0%
• Active inventory: 17
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $153

Break-even live

Break-even rent $862

Max offer price $94,900

Occupancy floor 80%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-20
   listed $94,900 Active
2. 2024-11-25
   soldstatus $47,000 Closed 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

3. 2024-11-06
   status Pending 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

4. 2024-10-16
   price $60,000 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

5. 2024-09-26
   status Active 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

6. 2024-09-26
   status Pending 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

7. 2024-06-10
   price $69,900 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

8. 2024-04-17
   listed $79,900 Active 171-char remark

   Show marketing remark (171 chars)

   5 room, 2 bedroom, 1 bath house featuring 816 feet of living space on the main level, attached front porch. Unfinished basement. Store Shed, All located on a 0.25 acre lot

9. 2006-10-13
   soldstatus $62,000 238-char remark

   Show marketing remark (238 chars)

   This well maintained two-bedroom full bath home features a large living room, an eat-in kitchen with lots of cabinets and a glassed-in porch. Situated on +/- . 25 acre lot with a spacious back yard, within walking distance to the village.

10. 2006-10-13
    soldstatus $62,000

    Show marketing remark (238 chars)

    This well maintained two-bedroom full bath home features a large living room, an eat-in kitchen with lots of cabinets and a glassed-in porch. Situated on +/- . 25 acre lot with a spacious back yard, within walking distance to the village.

11. 2006-06-18
    listed $69,500 238-char remark

    Show marketing remark (238 chars)

    This well maintained two-bedroom full bath home features a large living room, an eat-in kitchen with lots of cabinets and a glassed-in porch. Situated on +/- . 25 acre lot with a spacious back yard, within walking distance to the village.

12. 2005-10-14
    soldstatus $50,000

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,895 · $158/mo
• Expected delta: +$174/yr (+$14/mo · 10.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,665
• − Mortgage interest: −$5,316
• − Property taxes: −$1,721
• − Insurance: −$474
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,761
• Taxable income: $366
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $1,750/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: Northumberland School District
• NCES district ID: 3305400
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $38,490
• Composite: 29.88/100
• National rank: #11685
• State rank: #154 of 171 in NH

Livability — Groveton

• Score: 65/100
• State rank: #78
• US rank: #13493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveton, NH
• Population (ZIP): 2,218

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 19% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.05%
• Current HPI: 409.9305
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+89.8% since first listed

12 events — show timeline

• 2026-05-20 Listed $94,900 PrimeMLS
• 2024-11-25 Sold (MLS) $47,000 PrimeMLS
• 2024-11-06 Pending — PrimeMLS
• 2024-10-16 Price Changed $60,000 PrimeMLS
• 2024-09-26 Relisted — PrimeMLS
• 2024-09-26 Pending — PrimeMLS
• 2024-06-10 Price Changed $69,900 PrimeMLS
• 2024-04-17 Listed $79,900 PrimeMLS
• 2006-10-13 Sold (Public Records) $62,000 Public Records
• 2006-10-13 Sold (MLS) $62,000 PrimeMLS
• 2006-06-18 Listed $69,500 PrimeMLS
• 2005-10-14 Sold (Public Records) $50,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,721 · +4.9% YoY. Source: county tax records.