397 Mount Prospect Rd · Holderness, NH 03245

$495,000

3 bd · 2.0 ba · 2,058 sqft · SingleFamily public records · 25 Days on market

Built 1955 2.10 ac lot Est $823k · 40% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Schools +5.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

For generations, this cherished 3-bedroom, 2-bath home has been the setting for holiday gatherings, milestone celebrations, and everyday moments that created a lifetime of memories. Set on 2.1 beautifully maintained and gleaming acres in the highly desirable community of Holderness, NH, this special property is ready to welcome its next chapter. While the interior offers an opportunity to bring your own style and updates, many of the home's major improvements have already been completed, providing exceptional peace of mind. Recent upgrades include a new septic system and heating system (2024), granite countertops (2023), pellet stove (2023), mini-splits for year-round comfort, a new well pu

Key facts

• 2.1 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached or attached garage with 2-car capacity
• Utilities: Private drilled well; Septic system with 1250-gallon concrete tank and leach field; 200-amp service with circuit breakers; Electric service by NHEC; Cable available; LP/Bottle gas; High-speed internet at site
• Home design: Colonial / Saltbox style; Existing construction; Brown exterior color
• Construction: Built in 1955; Clapboard exterior; Metal and asphalt shingle roof
• Exterior features: Near schools; Gravel driveway; Paved public road frontage (524' of frontage)

Interior

• Kitchen: Kitchen (9'7" x 9'3"); Breakfast nook (9'8" x 9'7"); Stove - Gas; Dishwasher; Refrigerator; Water heater
• Bedrooms: First-floor bedroom (9'2" x 18'5"); Second-floor bedroom (9'7" x 18'5"); Second-floor bedroom (9'2" x 10'9")
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; One 3/4 bathroom (8'5" x 8'10"); Full bath on second floor (10'8" x 6'3")
• Heating & cooling: Oil heating; Pellet stove; Baseboard heating; Mini-split heating and cooling
• Interior features: 6 total rooms; Basement with interior access, partial finish, concrete and crawl space areas, bulkhead entry, storage space, sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $425k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (29.6% below list).
• Recommended offer: $349k (29.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Holderness Central School (math 57% / reading 77%, grade B+, #24 of 263 statewide, top 9%, 152 students, 16% FRL); Plymouth Regional High School (math 42% / reading 57%, grade D, #37 of 90 statewide, top 49%, 646 students, 28% FRL).
• 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 $53k of equity ($3k loan paydown + $50k 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.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($488k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $348,510 (29.6% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $823,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Prospect Ridge Rd	0.38mi	3/1.5	1,764 (-14%)	8mo	$705,000	$400	50

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $244,164
• Equity at exit: $445,935

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $738,702
• Equity at exit: $961,676

Cash invested: $138,600 (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: 11.8×

Monthly cashflow live

• Estimated rent: $3,485 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$349 /mo · $4,183/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-397

Break-even live

Break-even rent $3,988

Max offer price $424,791

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-257	+0% $-397	+5% $-538	+10% $-678
Rent	-10% $-673	-5% $-535	+0% $-397	+5% $-260	+10% $-122
Rate	-1.0pp $-148	-0.5pp $-272	base $-397	+0.5pp $-526	+1.0pp $-656

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $495,000 Active 25 DOM
2. 2026-06-21
   days on market $495,000 Active 24 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   days on market $495,000 Active 22 DOM
5. 2026-06-17
   days on market $495,000 Active 21 DOM
6. 2026-06-16
   days on market $495,000 Active 20 DOM
7. 2026-06-15
   days on market $495,000 Active 19 DOM
8. 2026-06-13
   days on market $495,000 Active 17 DOM
9. 2026-06-12
   days on market $495,000 Active 16 DOM
10. 2026-06-09
    days on market $495,000 Active 13 DOM
11. 2026-06-08
    days on market $495,000 Active 12 DOM
12. 2026-06-07
    days on market $495,000 Active 11 DOM
13. 2026-06-07
    days on market $495,000 Active 10 DOM
14. 2026-06-05
    days on market $495,000 Active 9 DOM
15. 2026-06-04
    days on market $495,000 Active 7 DOM
16. 2026-06-02
    days on market $495,000 Active 6 DOM
17. 2026-06-01
    price $495,000 Active 5 DOM
18. 2026-06-01
    days on market $515,000 Active 5 DOM
19. 2026-05-31
    days on market $515,000 Active 4 DOM
20. 2026-05-27
    listed $515,000 Active

ⓘ 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: $4,183 · $349/mo
• Projected year-2 tax: $7,487 · $624/mo
• Expected delta: +$3,304/yr (+$275/mo · 79.0%)

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $41,821
• − Mortgage interest: −$27,728
• − Property taxes: −$4,183
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − Depreciation: −$14,400
• Taxable loss: −$13,656
• Est. tax savings @ 24.0%: +$3,277
• After-tax cash flow: $-1,492/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

1 event — show timeline

• 2026-05-27 Listed $515,000 PrimeMLS

Property tax history

+2.8%/yr

Latest (2025): $4,183 · +14.0% YoY. Source: county tax records.