2955 White Mountain Hwy Unit 201-202 (W26) · Conway, NH 03860

$30,000

2 bd · 2.0 ba · 475 sqft · Condo · 104 Days on market

Built 1979 $63/sqft · 29% above area Est $23k · 29% over $388/mo HOA · 25% of rent

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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).

• Cash flow +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located in beautiful North Conway abutting Witaker Wood trails you will find your own guaranteed vacation destination. Walking distance to North Conway Village you will find this updated adjoining two room units with double queen beds in each. This is tastefully decorated, furnished and ready for your next get away. Owners can use the property or choose to participate with the new Mgmt company Grand Welcome and short term rent one side or both! Owners can customize the interior of their units and owners can bring their pet. (Renters cannot) Eastern Inn & Suites is ready for your enjoyment with an indoor heated pool & hot tub, playground, billiards area, onsite trails for hiking, biking, XC skiing.

Key facts

• Billiards area
• Hot tub
• Indoor heated pool

Tags

• INDOOR HEATED POOL
• HOT TUB
• PLAYGROUND
• BILLIARDS AREA
• ONSITE TRAILS FOR HIKING
• BIKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.1% vs local median 3.0% in Conway — 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 74/100 on livability (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $10k; list at $30k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.23% ✓
• Cap rate: 32.09%
• Cash-on-cash: 92.14%
• DSCR: 5.10
• GRM: 1.6

CMA / ARV

• ARV (median comp): $23,260
• List price: $30,000
• Delta: 28.98%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 93.2%
• Equity multiple: 5.34×
• Total profit: $36,479
• Equity at exit: $4,473

10-year hold

• IRR: 96.0%
• Equity multiple: 11.21×
• Total profit: $85,724
• Equity at exit: $2,594

Cash invested: $8,400 (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 03860

• Home prices YoY: -6.1%
• Active inventory: 57
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$388
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $645

Break-even live

Break-even rent $754

Max offer price $30,000

Occupancy floor 54%

Sensitivity live

Price	-10% $666	-5% $655	+0% $645	+5% $635	+10% $624
Rent	-10% $521	-5% $583	+0% $645	+5% $707	+10% $769
Rate	-1.0pp $660	-0.5pp $653	base $645	+0.5pp $637	+1.0pp $629

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $30,000 Active 104 DOM
2. 2026-06-18
   days on market $30,000 Active 102 DOM
3. 2026-06-17
   days on market $30,000 Active 101 DOM
4. 2026-06-16
   days on market $30,000 Active 100 DOM
5. 2026-06-15
   days on market $30,000 Active 99 DOM
6. 2026-06-13
   days on market $30,000 Active 97 DOM
7. 2026-06-12
   days on market $30,000 Active 96 DOM
8. 2026-06-09
   days on market $30,000 Active 93 DOM
9. 2026-06-08
   days on market $30,000 Active 92 DOM
10. 2026-06-07
    days on market $30,000 Active 91 DOM
11. 2026-06-07
    days on market $30,000 Active 90 DOM
12. 2026-06-04
    days on market $30,000 Active 87 DOM
13. 2026-06-02
    days on market $30,000 Active 86 DOM
14. 2026-06-01
    days on market $30,000 Active 85 DOM
15. 2026-05-31
    days on market $30,000 Active 84 DOM
16. 2026-03-08
    listed $30,000 Active 728-char remark

    Show marketing remark (728 chars)

    Centrally located in beautiful North Conway abutting Witaker Wood trails you will find your own guaranteed vacation destination. Walking distance to North Conway Village you will find this updated adjoining two room units with double queen beds in each. This is tastefully decorated, furnished and ready for your next get away. Owners can use the property or choose to participate with the new Mgmt company Grand Welcome and short term rent one side or both! Owners can customize the interior of their units and owners can bring their pet. (Renters cannot) Eastern Inn & Suites is ready for your enjoyment with an indoor heated pool & hot tub, playground, billiards area, onsite trails for hiking, biking, XC skiing.

17. 2021-03-30
    soldstatus $10,500 794-char remark

    Show marketing remark (794 chars)

    Are you looking for an AFFORDABLE way to stay and play in the Mount Washington Valley? This sleep 8 double hotel unit is the perfect solution!! Recently painted with new fixtures and lightening! This trendy unit is furnished and ready to entertain AND there's more than meets the eye . .. you can spread out and stay in both pieces or stay in one side and treat friends and family to a getaway in the other! The Eastern Inns and Suites allows you 120 days (14 day maximum per stay per 30 day cycle) to stay and play through the year! When you are not here the front desk and central reservations will rent it out for you. .. perhaps even deferring the cost of yearly ownership. THIS IS NOT AN INVESTMENT PROPERTY. .. .This is is an affordable way to bring the gang North to play in all seasons!

18. 2021-03-30
    listed $10,500 794-char remark

    Show marketing remark (794 chars)

    Are you looking for an AFFORDABLE way to stay and play in the Mount Washington Valley? This sleep 8 double hotel unit is the perfect solution!! Recently painted with new fixtures and lightening! This trendy unit is furnished and ready to entertain AND there's more than meets the eye . .. you can spread out and stay in both pieces or stay in one side and treat friends and family to a getaway in the other! The Eastern Inns and Suites allows you 120 days (14 day maximum per stay per 30 day cycle) to stay and play through the year! When you are not here the front desk and central reservations will rent it out for you. .. perhaps even deferring the cost of yearly ownership. THIS IS NOT AN INVESTMENT PROPERTY. .. .This is is an affordable way to bring the gang North to play in all seasons!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,840
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$4,656
• − Depreciation: −$873
• Taxable income: $8,016
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $5,816/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Conway, NH
• Population (ZIP): 3,780

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 8% Serbian 7% Lithuanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.63%
• Current HPI: 393.4218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+185.7% since first listed

3 events — show timeline

• 2026-03-08 Listed $30,000 PrimeMLS
• 2021-03-30 Listed $10,500 PrimeMLS
• 2021-03-30 Sold (MLS) $10,500 PrimeMLS