337 S Main St Unit Interval week 4 January 26-February 2 Unit V05 · Wolfeboro, NH 03894

$500

1 bd · 1.0 ba · 700 sqft · Condo · 216 Days on market

Built 1850 $1/sqft · 100% below area $63/mo HOA · 5% 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover Your Perfect Winter Escape in Historic Wolfeboro! Enjoy an unforgettable week of winter fun with this incredible timeshare opportunity. Buy Interval 4 - 2026 dates arrive Sunday January 26-Sunday February 2. Nestled in charming Wolfeboro, you’ll be close to boutique shopping, local restaurants, and endless outdoor adventures. Winter activities await - skiing on nearby slopes, snowmobiling through scenic trails, ice fishing, and frozen lake activities! Resort amenities include - indoor heated pool, a fully equipped exercise room, a relaxing sauna, and a spacious banquet room for celebrations. You have access to the resort amenities year-round! At a price like this, it won’t last long! Make this your home base for winter memories in the Lakes Region.

Key facts

• Indoor heated pool
• Historic wolfeboro
• Relaxing sauna

Tags

• HISTORIC WOLFEBORO
• INDOOR HEATED POOL
• FULLY EQUIPPED EXERCISE ROOM
• RELAXING SAUNA
• SPACIOUS BANQUET ROOM
• YEAR-ROUND ACCESS

🏷️ Possibly a rental listed for sale. The $500 price doesn't fit this home's estimated sale value (~$463,828) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $500.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $500).
• Recommended offer: $440 (12.0% below list) — sets the bar for market timing.
• Cap rate 2444.9% vs local median 0.7% in Wolfeboro — 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 69/100 on livability (#51 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $53 of equity ($3 loan paydown + $50 appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% 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 $140 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($440) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $440 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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. 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.
8. 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.
9. 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: 274.06% ✓
• Cap rate: 2444.93%
• Cash-on-cash: 8709.41%
• DSCR: 388.52
• GRM: 0.0

CMA / ARV

• ARV (median comp): $463,828
• List price: $500
• Delta: -99.89%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 465.62×
• Total profit: $65,047
• Equity at exit: $450

10-year hold

• IRR: —
• Equity multiple: 1006.57×
• Total profit: $140,780
• Equity at exit: $971

Cash invested: $140 (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 03894

• Home prices YoY: 4.3%
• Active inventory: 70

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$3
• Tax est. 1.5%: −$1 /mo · $8/yr
• Insurance: −$0
• HOA: −$63
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $1,016

Break-even live

Break-even rent $84

Max offer price $500

Occupancy floor 21%

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: $125
• Closing costs: $15
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $63 · $756/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $500 Active 216 DOM
2. 2026-06-17
   days on market $500 Active 215 DOM
3. 2026-06-16
   days on market $500 Active 214 DOM
4. 2026-06-15
   days on market $500 Active 213 DOM
5. 2026-06-13
   days on market $500 Active 211 DOM
6. 2026-06-13
   days on market $500 Active 210 DOM
7. 2026-06-09
   days on market $500 Active 207 DOM
8. 2026-06-08
   days on market $500 Active 206 DOM
9. 2026-06-07
   days on market $500 Active 205 DOM
10. 2026-06-04
    days on market $500 Active 202 DOM
11. 2026-06-03
    days on market $500 Active 201 DOM
12. 2026-06-02
    days on market $500 Active 200 DOM
13. 2026-06-01
    days on market $500 Active 199 DOM
14. 2026-05-31
    days on market $500 Active 198 DOM
15. 2025-11-14
    listed $500 Active 782-char remark

    Show marketing remark (782 chars)

    Discover Your Perfect Winter Escape in Historic Wolfeboro! Enjoy an unforgettable week of winter fun with this incredible timeshare opportunity. Buy Interval 4 - 2026 dates arrive Sunday January 26-Sunday February 2. Nestled in charming Wolfeboro, you’ll be close to boutique shopping, local restaurants, and endless outdoor adventures. Winter activities await - skiing on nearby slopes, snowmobiling through scenic trails, ice fishing, and frozen lake activities! Resort amenities include - indoor heated pool, a fully equipped exercise room, a relaxing sauna, and a spacious banquet room for celebrations. You have access to the resort amenities year-round! At a price like this, it won’t last long! Make this your home base for winter memories in the Lakes Region.

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

Taxation est. · year 1

• Rental income: $16,444
• − Mortgage interest: −$28
• − Property taxes: −$8
• − Insurance: −$2
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$756
• − Depreciation: −$15
• Taxable income: $13,004
• Est. tax owed @ 24.0%: −$3,121
• After-tax cash flow: $9,072/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Wolfeboro

• Score: 69/100
• State rank: #51
• US rank: #8820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfeboro, NH
• Population (ZIP): 6,577

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Slovak 8% Lithuanian 7% Russian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 14.57%
• Current HPI: 356.3588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0