731 Hollow Rd · Beecher Falls, VT 03576

$99,900

4 bd · 1.0 ba · 1,964 sqft · SingleFamily public records · 21 Days on market

Built 1940 0.50 ac lot ↓ 29% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

Key facts

• 0.5 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached or attached garage with space for 1 car
• Utilities: Private water; Private sewer; Circuit breaker electrical panel; High-speed internet available; Seller-owned power production
• Home design: New Englander style; Existing single-family property; Built in 1940
• Construction: Wood frame construction; Metal and shingle roofing; Year built: 1940
• Exterior features: Country setting; Gravel driveway; Roof-mounted feature

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating; Wood stove
• Interior features: Six total rooms; Basement present — unfinished with concrete and dirt floors, interior access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.1% in Beecher Falls — 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 53/100 on livability (#116 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Stewartstown School District (rural): math 30% / reading 40% proficiency, ranked #151 of 171 in NH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stewartstown Community School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 53 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Coos County population projected at -19% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $69k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.63% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.48%
• DSCR: 2.04
• GRM: 5.1

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: 41.9%
• Equity multiple: 4.19×
• Total profit: $89,329
• Equity at exit: $89,998

10-year hold

• IRR: 36.2%
• Equity multiple: 9.43×
• Total profit: $235,756
• Equity at exit: $194,084

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 03576

• Home prices YoY: 25.2%
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $547

Break-even live

Break-even rent $940

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   price $99,900 Active 21 DOM
2. 2026-06-18
   days on market $119,900 Active 21 DOM
3. 2026-06-17
   days on market $119,900 Active 20 DOM
4. 2026-06-16
   days on market $119,900 Active 19 DOM
5. 2026-06-15
   days on market $119,900 Active 18 DOM
6. 2026-06-13
   days on market $119,900 Active 16 DOM
7. 2026-06-12
   days on market $119,900 Active 15 DOM
8. 2026-06-09
   days on market $119,900 Active 12 DOM
9. 2026-06-08
   days on market $119,900 Active 11 DOM
10. 2026-06-07
    days on market $119,900 Active 10 DOM
11. 2026-06-05
    days on market $119,900 Active 8 DOM
12. 2026-06-04
    days on market $119,900 Active 6 DOM
13. 2026-06-02
    days on market $119,900 Active 5 DOM
14. 2026-06-01
    days on market $119,900 Active 4 DOM
15. 2026-05-31
    days on market $119,900 Active 3 DOM
16. 2026-05-22
    historical $119,900
17. 2023-07-25
    soldstatus $90,000 Closed 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

18. 2023-07-25
    soldstatus $90,000

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

19. 2023-07-19
    status Pending 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

20. 2023-06-30
    historical Active with Contract 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

21. 2022-12-14
    status Active 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

22. 2022-11-18
    historical Active with Contract 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

23. 2022-10-07
    status Active 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

24. 2022-10-03
    historical Active with Contract 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

25. 2022-09-15
    price $115,000 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

26. 2022-07-19
    price $135,000 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

27. 2022-06-27
    price $145,000 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

28. 2022-01-07
    listed $169,000 Active 410-char remark

    Show marketing remark (410 chars)

    5182-C This property located on Route 145 just north of Creampoke Road consists of the kitchen/dinning room, living room, two bedrooms and a full bath on the main floor and two bedrooms on the second floor. The attached garage provides you with room for your vehicle or your toys, and a great work area. The property has snow machine access with landowner permission. Call today to schedule a look at this one.

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

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,600
• − Mortgage interest: −$5,596
• − Property taxes: −$2,129
• − Insurance: −$500
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$2,906
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,289/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: Stewartstown School District
• NCES district ID: 3306360
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,301
• Composite: 31.84/100
• National rank: #11071
• State rank: #151 of 171 in NH

Livability — Beecher Falls

• Score: 53/100
• State rank: #116
• US rank: #24264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 108
• Population (ZIP): 2,740

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 11% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.27%
• Current HPI: 309.5893
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-29.1% since first listed

13 events — show timeline

• 2026-05-22 Coming Soon $119,900 PrimeMLS
• 2023-07-25 Sold (Public Records) $90,000 Public Records
• 2023-07-25 Sold (MLS) $90,000 PrimeMLS
• 2023-07-19 Pending — PrimeMLS
• 2023-06-30 Contingent — PrimeMLS
• 2022-12-14 Relisted — PrimeMLS
• 2022-11-18 Contingent — PrimeMLS
• 2022-10-07 Relisted — PrimeMLS
• 2022-10-03 Contingent — PrimeMLS
• 2022-09-15 Price Changed $115,000 PrimeMLS
• 2022-07-19 Price Changed $135,000 PrimeMLS
• 2022-06-27 Price Changed $145,000 PrimeMLS
• 2022-01-07 Listed $169,000 PrimeMLS

Property tax history

+0.5%/yr

Latest (2024): $2,129 · +15.1% YoY. Source: county tax records.