34 Upper Meadows Rd Unit (aka Unit 85} · Holderness, NH 03245

$240,000

1 bd · 1.0 ba · 740 sqft · SingleFamily · 98 Days on market

Built 2001 8,276 sqft lot $305/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Get ready for summer fun with Available Private Beach Access to Squam Lake! Situated on a Deeded Condo Lot within a professionally managed resort community, this fully furnished vacation home is the perfect place to relax, recharge, and create lasting memories with guests. After a day on the water, gather around the fire or unwind in the bright sunroom, where abundant windows bring the outdoors in and provide a peaceful spot to enjoy your morning coffee or a good book. With sleeping accommodations for 6+ guests, including a primary bedroom, a living room with a room divider for added privacy, and two lofts, there's plenty of room for everyone. The property comes furnished with kitchen appli

Key facts

• New entry stairs
• Private beach
• $305 HOA

Tags

• PRIVATE BEACH
• NEWER HARDWOOD FLOORS
• NEW LAMINATE FLOORING
• NEWER ASPHALT SHINGLE ROOF
• NEWER STANDING SEAM METAL ROOF
• NEW ENTRY STAIRS

Property features AI

Finance

• HOA & community: Condo fees apply (approximately $305 monthly); Association amenities include clubhouse, common acreage, coin laundry, exercise facility, landscaping, playground, heated in-ground pool, recreation facility, snow removal, and trash removal; Roads: association/private/shared dirt road, privately maintained

Exterior

• Parking: Crushed stone driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service; Cable available; LP/bottle gas available; High-speed internet available
• Home design: Manufactured/Mobile home; Single entry level with a loft (2nd level loft); Shingle - Architectural roof; Unit 85
• Construction: Built in 2001; Vinyl siding construction
• Exterior features: Near country club, golf course, shopping, skiing, snowmobile trails, and hospital; Near paths

Interior

• Kitchen: Combined kitchen and living area
• Bedrooms: Main level bedroom; Loft bedroom on second level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (0.1% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $191k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,400 (9.0% 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 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 1.00% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $126,489
• Equity at exit: $216,211

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $376,429
• Equity at exit: $466,267

Cash invested: $67,200 (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 03245

• Active inventory: 26
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,397 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$305
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-70

Break-even live

Break-even rent $2,486

Max offer price $229,901

Occupancy floor 98%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $305 · $3,660/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $240,000 Active 98 DOM
2. 2026-06-17
   days on market $240,000 Active 97 DOM
3. 2026-06-16
   days on market $240,000 Active 96 DOM
4. 2026-06-15
   days on market $240,000 Active 95 DOM
5. 2026-06-13
   days on market $240,000 Active 93 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   days on market $240,000 Active 92 DOM
8. 2026-06-09
   days on market $240,000 Active 89 DOM
9. 2026-06-08
   days on market $240,000 Active 88 DOM
10. 2026-06-07
    days on market $240,000 Active 87 DOM
11. 2026-06-07
    days on market $240,000 Active 86 DOM
12. 2026-06-05
    days on market $240,000 Active 85 DOM
13. 2026-06-04
    days on market $240,000 Active 83 DOM
14. 2026-06-02
    days on market $240,000 Active 82 DOM
15. 2026-06-01
    days on market $240,000 Active 81 DOM
16. 2026-05-31
    days on market $240,000 Active 80 DOM
17. 2026-03-12
    listed $240,000 Active
18. 2022-06-09
    soldstatus $191,000 Closed
19. 2022-05-14
    status Pending
20. 2022-05-06
    listed $185,000 Active
21. 2018-08-21
    soldstatus $97,500 Closed
22. 2018-07-23
    historical Active with Contract
23. 2018-07-01
    price $105,000
24. 2018-07-01
    price $105,000
25. 2018-06-20
    price $107,900
26. 2018-06-20
    price $107,900
27. 2018-01-31
    price $109,900
28. 2018-01-31
    price $109,900
29. 2017-09-09
    listed $115,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $28,767
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − HOA: −$3,660
• − Depreciation: −$6,982
• Taxable loss: −$4,722
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $296/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: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Holderness

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

Census & demographics

• Population (ZIP): 1,927

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 26% Iranian 5% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 119.42%
• Current HPI: 460.2832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+108.7% since first listed

13 events — show timeline

• 2026-03-12 Listed $240,000 PrimeMLS
• 2022-06-09 Sold (MLS) $191,000 PrimeMLS
• 2022-05-14 Pending — PrimeMLS
• 2022-05-06 Listed $185,000 PrimeMLS
• 2018-08-21 Sold (MLS) $97,500 PrimeMLS
• 2018-07-23 Contingent — PrimeMLS
• 2018-07-01 Price Changed $105,000 PrimeMLS
• 2018-07-01 Price Changed $105,000 PrimeMLS
• 2018-06-20 Price Changed $107,900 PrimeMLS
• 2018-06-20 Price Changed $107,900 PrimeMLS
• 2018-01-31 Price Changed $109,900 PrimeMLS
• 2018-01-31 Price Changed $109,900 PrimeMLS
• 2017-09-09 Listed $115,000 PrimeMLS