35 Valley Dr · Laconia, NH 03249

$619,000

3 bd · 4.5 ba · 2,335 sqft · SingleFamily public records · 58 Days on market

Built 1984 1.07 ac lot $265/sqft · 13% above area Est $732k · 15% under

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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 +14.4/15.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Located just minutes from Gunstock Ski Resort, this exceptional home offers a great opportunity for you to have a ton of space with the family! Whether you're looking for an investment as a rental, or a spacious home for a large family, this property delivers. The expansive kitchen is the heart of the home, providing a nice gathering space for entertaining. A spacious owners suite adds even more flexibility which features its own private kitchenette, cozy breakfast nook/office, comfortable living room, & a private entrance. On the main level, you will find a terrific den with a gas fireplace, perfect for relaxing after a day on the slopes or the lake. Rounding out the main level is an additional bunk room and dining just off the kitchen. Upstairs, you’ll find two bedrooms, while the lower level offers a game room with a foosball table, air hockey, pool table, laundry, half bath, & abundant storage. An oversized tiled mudroom ensures there’s space for all your outdoor gear, and the attached two-car garage adds even more convenience. Offered fully furnished, this home is move-in ready and ideally located minutes from Gunstock Mountain Resort, the beautiful Gilford town beaches on Lake Winnipesaukee, and the dining and shopping of Meredith and Laconia. A rare opportunity to own a turn-key home with optional rental potential in the heart of the Lakes Region! Open House Sunday, April 26th from 9am-11am

Key facts

• Owners suite
• Cozy breakfast nook
• Expansive kitchen

Tags

• EXPANSIVE KITCHEN
• OWNERS SUITE
• PRIVATE KITCHENETTE
• COZY BREAKFAST NOOK
• COMFORTABLE LIVING ROOM
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath single-family listed at $619k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (56.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (57.9% below list).
• Recommended offer: $261k (57.9% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 1.8% in Laconia — 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 (#20 in NH, #2,314 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, commute F.
• 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.
• 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 $66k of equity ($4k loan paydown + $62k 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.
• By year 2, paydown + projected appreciation supports a ~$106k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($600k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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.

Recommended offer $260,700 (57.9% 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 58 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.42% ✗
• Cap rate: 2.46%
• Cash-on-cash: -13.69%
• DSCR: 0.39
• GRM: 19.8

CMA / ARV

• ARV (median comp): $731,830
• List price: $619,000
• Delta: -15.42%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1177 Cherry Valley Rd	0.50mi	3/2.5	2,346 (+0%)	20mo	$767,500	$327	52

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: 14.7%
• Equity multiple: 2.22×
• Total profit: $211,099
• Equity at exit: $557,644

10-year hold

• IRR: 14.5%
• Equity multiple: 5.16×
• Total profit: $720,455
• Equity at exit: $1,202,581

Cash invested: $173,320 (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: 19.8×

Monthly cashflow live

• Estimated rent: $2,607 medium
• Mortgage (P&I): −$3,246
• Tax from tax record: −$532 /mo · $6,390/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-1,977

Break-even live

Break-even rent $5,110

Max offer price $269,756

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $619,000 Active 58 DOM
2. 2026-06-18
   days on market $619,000 Active 57 DOM
3. 2026-06-17
   days on market $619,000 Active 56 DOM
4. 2026-06-16
   days on market $619,000 Active 55 DOM
5. 2026-06-15
   days on market $619,000 Active 54 DOM
6. 2026-06-14
   days on market $619,000 Active 52 DOM
7. 2026-06-12
   pricedays on market $619,000 Active 51 DOM
8. 2026-06-09
   days on market $625,000 Active 48 DOM
9. 2026-06-08
   days on market $625,000 Active 47 DOM
10. 2026-06-07
    days on market $625,000 Active 46 DOM
11. 2026-06-05
    days on market $625,000 Active 44 DOM
12. 2026-06-04
    days on market $625,000 Active 42 DOM
13. 2026-06-02
    days on market $625,000 Active 41 DOM
14. 2026-06-01
    days on market $625,000 Active 40 DOM
15. 2026-05-31
    days on market $625,000 Active 39 DOM
16. 2026-05-31
    days on market $625,000 Active 38 DOM
17. 2026-05-11
    historical Active with Contract 1442-char remark

    Show marketing remark (1442 chars)

    Located just minutes from Gunstock Ski Resort, this exceptional home offers a great opportunity for you to have a ton of space with the family! Whether you're looking for an investment as a rental, or a spacious home for a large family, this property delivers. The expansive kitchen is the heart of the home, providing a nice gathering space for entertaining. A spacious owners suite adds even more flexibility which features its own private kitchenette, cozy breakfast nook/office, comfortable living room, & a private entrance. On the main level, you will find a terrific den with a gas fireplace, perfect for relaxing after a day on the slopes or the lake. Rounding out the main level is an additional bunk room and dining just off the kitchen. Upstairs, you’ll find two bedrooms, while the lower level offers a game room with a foosball table, air hockey, pool table, laundry, half bath, & abundant storage. An oversized tiled mudroom ensures there’s space for all your outdoor gear, and the attached two-car garage adds even more convenience. Offered fully furnished, this home is move-in ready and ideally located minutes from Gunstock Mountain Resort, the beautiful Gilford town beaches on Lake Winnipesaukee, and the dining and shopping of Meredith and Laconia. A rare opportunity to own a turn-key home with optional rental potential in the heart of the Lakes Region! Open House Sunday, April 26th from 9am-11am

18. 2026-04-22
    listed $649,000 Active 1442-char remark

    Show marketing remark (1442 chars)

    Located just minutes from Gunstock Ski Resort, this exceptional home offers a great opportunity for you to have a ton of space with the family! Whether you're looking for an investment as a rental, or a spacious home for a large family, this property delivers. The expansive kitchen is the heart of the home, providing a nice gathering space for entertaining. A spacious owners suite adds even more flexibility which features its own private kitchenette, cozy breakfast nook/office, comfortable living room, & a private entrance. On the main level, you will find a terrific den with a gas fireplace, perfect for relaxing after a day on the slopes or the lake. Rounding out the main level is an additional bunk room and dining just off the kitchen. Upstairs, you’ll find two bedrooms, while the lower level offers a game room with a foosball table, air hockey, pool table, laundry, half bath, & abundant storage. An oversized tiled mudroom ensures there’s space for all your outdoor gear, and the attached two-car garage adds even more convenience. Offered fully furnished, this home is move-in ready and ideally located minutes from Gunstock Mountain Resort, the beautiful Gilford town beaches on Lake Winnipesaukee, and the dining and shopping of Meredith and Laconia. A rare opportunity to own a turn-key home with optional rental potential in the heart of the Lakes Region! Open House Sunday, April 26th from 9am-11am

19. 2025-05-19
    price $684,000
20. 2022-10-06
    soldstatus $550,000 Closed
21. 2022-09-07
    status Pending
22. 2022-09-05
    listed $529,900 Active
23. 2021-09-13
    soldstatus $435,000 Closed
24. 2021-07-28
    historical Active with Contract
25. 2021-07-26
    status Active
26. 2021-07-21
    historical Active with Contract
27. 2021-05-22
    listed $449,900 Active
28. 2003-02-04
    soldstatus $230,000
29. 2003-01-31
    soldstatus $230,000
30. 2002-09-27
    listed $239,000
31. 1999-12-03
    soldstatus $175,000
32. 1999-11-10
    historical
33. 1999-04-22
    listed $189,900

ⓘ 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: $6,390 · $532/mo
• Projected year-2 tax: $9,942 · $829/mo
• Expected delta: +$3,552/yr (+$296/mo · 55.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $31,284
• − Mortgage interest: −$34,674
• − Property taxes: −$6,390
• − Insurance: −$3,095
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − Depreciation: −$18,007
• Taxable loss: −$35,887
• Est. tax savings @ 24.0%: +$8,613
• After-tax cash flow: $-15,111/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 — Laconia

• Score: 79/100
• State rank: #20
• US rank: #2314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,103
• 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

+241.8% since first listed

17 events — show timeline

• 2026-05-11 Contingent — PrimeMLS
• 2026-04-22 Listed $649,000 PrimeMLS
• 2025-05-19 Price Changed $684,000 PrimeMLS
• 2022-10-06 Sold (MLS) $550,000 PrimeMLS
• 2022-09-07 Pending — PrimeMLS
• 2022-09-05 Listed $529,900 PrimeMLS
• 2021-09-13 Sold (MLS) $435,000 PrimeMLS
• 2021-07-28 Contingent — PrimeMLS
• 2021-07-26 Relisted — PrimeMLS
• 2021-07-21 Contingent — PrimeMLS
• 2021-05-22 Listed $449,900 PrimeMLS
• 2003-02-04 Sold (Public Records) $230,000 Public Records
• 2003-01-31 Sold (MLS) $230,000 PrimeMLS
• 2002-09-27 Listed $239,000 PrimeMLS
• 1999-12-03 Sold (MLS) $175,000 PrimeMLS
• 1999-11-10 Delisted — PrimeMLS
• 1999-04-22 Listed $189,900 PrimeMLS

Property tax history

+1.4%/yr

Latest (2025): $6,390 · +5.3% YoY. Source: county tax records.