15 Maple View Dr · Bradford, NH 03221

$405,000

3 bd · 2.0 ba · 1,877 sqft · SingleFamily public records · 4 Days on market

Built 1988 1.98 ac lot Est $430k · 6% under

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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 +27.7/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +8.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom, 2 bath ranch home is sited on a level, 2 acre lot and is a great opportunity for someone to make it their own! Enter into a large living room with wood floors that leads into the galley style kitchen, and dining area overlooking the backyard. The master bedroom suite features a full bath and a room that can be used as a nursery, office or additional large closet. Down the hall there is a large full bath with dual vanity, and two bedrooms. A large mudroom area with an attached laundry room finishes the first level. The 2nd level features an unfinished bonus room and has an area plumbed for a bathroom. The home sits back from the road and has a private feel. There is a field for small animals, and more yard space could be created. 35 minutes from Concord, 15 minutes to Lake Sunapee and Vail operated Mt. Sunapee.

Key facts

• Backyard oasis
• Private level yard
• Granite counters

Tags

• OPEN CONCEPT LAYOUT
• NEWLY OPENED UP KITCHEN
• GRANITE COUNTERS
• RARE DOUBLE OVEN
• PRIVATE LEVEL YARD
• BACKYARD OASIS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Drilled private well; Private septic (1250 gallon); 200 Amp electric service with circuit breakers; LP/bottle gas available; High-speed internet available
• Home design: Ranch-style home; Existing construction
• Construction: Cedar exterior with shake siding and other materials; Shingle roof; Built in 1988
• Exterior features: Country setting on a wooded, interior lot near trails; Privately maintained road frontage (315 feet); Dirt driveway; Approximately 9.34 acres of common land

Interior

• Kitchen: Eat-in kitchen; Double oven
• Bedrooms: Primary bedroom with attached bath (on first level); Two additional bedrooms (on first level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating
• Interior features: 8 total rooms; Basement with interior and exterior access, slab, and sump pump; Bonus room on the second level
• Laundry & utility: Laundry room on the first level; Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $405k).
• Cap rate 9.9% vs local median 2.6% in Bradford — 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 67/100 on livability (#62 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, housing A-; Watch: employment C-, health & safety C-, amenities F.
• Kearsarge Regional School District (rural): math 44% / reading 60% proficiency, ranked #30 of 98 in NH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $113k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $260k; list at $405k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $405,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $429,833
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Hogg Hill Rd	0.66mi	3/2.0	1,728 (-8%)	8mo	$395,000	$229	50
44 Jones Rd	0.51mi	2/1.0 (-1)	1,857 (-1%)	21mo	$280,000	$151	48

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $298,301
• Equity at exit: $364,856

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $817,766
• Equity at exit: $786,826

Cash invested: $113,400 (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 03221

• Home prices YoY: 17.4%
• Active inventory: 19
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,250 medium
• Mortgage (P&I): −$2,124
• Tax from tax record: −$637 /mo · $7,644/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,102
• Net cashflow: $1,218

Break-even live

Break-even rent $3,708

Max offer price $405,000

Occupancy floor 72%

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Water St Unit 1 Bradford, NH	4.0	1.0	2000	$5,250	$2.62	21d	1	1.06mi

Listing history 7 events

1. 2026-06-18
   status $405,000 Pending 4 DOM
2. 2026-06-17
   days on market $405,000 Active 4 DOM
3. 2026-06-16
   days on market $405,000 Active 3 DOM
4. 2026-06-15
   days on market $405,000 Active 2 DOM
5. 2026-06-14
   statusdays on market $405,000 Active 1 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $405,000 Coming Soon 2 DOM

ⓘ 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: $7,644 · $637/mo
• Projected year-2 tax: $8,236 · $686/mo
• Expected delta: +$592/yr (+$49/mo · 7.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,000
• − Mortgage interest: −$22,686
• − Property taxes: −$7,644
• − Insurance: −$2,025
• − Repairs & maintenance: −$5,040
• − Management: −$5,040
• − Depreciation: −$11,782
• Taxable income: $8,783
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $12,507/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: Kearsarge Regional School District
• NCES district ID: 3304040
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $70,357
• Composite: 46.33/100
• National rank: #2467
• State rank: #30 of 98 in NH

Livability — Bradford

• Score: 67/100
• State rank: #62
• US rank: #10685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,210

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 9% Italian 3% Slovak 3%
• Foreign-born: 3% · South Korea, Canada

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.19%
• Current HPI: 399.4332
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.1% since first listed

7 events — show timeline

• 2026-06-13 Listed $405,000 PrimeMLS
• 2026-06-10 Coming Soon $405,000 PrimeMLS
• 2022-05-25 Sold (Public Records) $260,000 Public Records
• 2022-05-25 Sold (MLS) $260,000 PrimeMLS
• 2022-04-02 Contingent — PrimeMLS
• 2022-03-24 Listed $285,000 PrimeMLS
• 2021-08-03 Price Changed $285,000 PrimeMLS

Property tax history

+3.3%/yr

Latest (2025): $7,644 · +0.3% YoY. Source: county tax records.