65-2 Clearbrook Rd · Lincoln, NH 03251

$445,000

2 bd · 2.0 ba · 1,168 sqft · Condo · 163 Days on market

Built 2003 $381/sqft · 17% below area Est $538k · 17% under $414/mo HOA · 14% 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).

• ARV discount +15.0/15.0
• Appreciation +6.1/10.0
• Cash flow +4.6/30.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This inviting condo offers the perfect blend of comfort and convenience for every season. Skiers will love stepping outside and hopping right onto the shuttle for effortless access to Loon’s slopes. Hikers are just minutes from Lincoln Woods, the gateway to countless 4,000-foot peaks and some of the best trails in the White Mountains. When the snow melts, Loon’s lift-served mountain biking becomes a major attraction for riders of all levels. If you’re looking to cool off, spend the day at Whale’s Tale Water Park or unwind along the Pemigewasset River—ideal for swimming, sunbathing, or simply relaxing. There’s no shortage of ways to keep adventurers of all ages entertained. After a full day outdoors, head into downtown Lincoln or Woodstock to explore local shops, restaurants, brew pubs, coffee spots, and ice cream stands. Everything you need is right at your fingertips.

Key facts

• Pemigewasset river
• Restaurants
• Local shops

Tags

• MINUTES FROM LINCOLN WOODS
• LIFT-SERVED MOUNTAIN BIKING
• WHALE'S TALE WATER PARK
• PEMIGEWASSET RIVER
• LOCAL SHOPS
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (32.6% below list).
• Recommended offer: $283k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 4.9% in Lincoln — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#57 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-, housing A-; Watch: health & safety C-, schools D+, amenities F.
• Lincoln-Woodstock School District (rural): math 40% / reading 40% proficiency, ranked #140 of 171 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 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 $13k of equity ($3k loan paydown + $10k appreciation (2.2% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($392k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $282,936 (36.4% 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 163 days. Have you received any prior offers? Is the seller open to a 36% 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. 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: 0.67% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 12.4

CMA / ARV

• ARV (median comp): $537,989
• List price: $445,000
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.71×
• Total profit: $-36,082
• Equity at exit: $180,245

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-4,007
• Equity at exit: $263,234

Cash invested: $124,600 (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 03251

• Home prices YoY: 0.4%
• Active inventory: 114
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,999 medium
• Mortgage (P&I): −$2,334
• Tax est. 1.5%: −$556 /mo · $6,675/yr
• Insurance: −$185
• HOA: −$414
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-1,120

Break-even live

Break-even rent $4,417

Max offer price $282,936

Occupancy floor —

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $445,000 Active 163 DOM
2. 2026-06-17
   days on market $445,000 Active 162 DOM
3. 2026-06-16
   days on market $445,000 Active 161 DOM
4. 2026-06-15
   days on market $445,000 Active 160 DOM
5. 2026-06-13
   days on market $445,000 Active 158 DOM
6. 2026-06-12
   days on market $445,000 Active 157 DOM
7. 2026-06-09
   days on market $445,000 Active 154 DOM
8. 2026-06-08
   days on market $445,000 Active 153 DOM
9. 2026-06-07
   days on market $445,000 Active 152 DOM
10. 2026-06-07
    days on market $445,000 Active 151 DOM
11. 2026-06-04
    days on market $445,000 Active 148 DOM
12. 2026-06-02
    days on market $445,000 Active 147 DOM
13. 2026-06-01
    days on market $445,000 Active 146 DOM
14. 2026-05-31
    days on market $445,000 Active 145 DOM
15. 2026-02-08
    price $445,000 917-char remark

    Show marketing remark (917 chars)

    This inviting condo offers the perfect blend of comfort and convenience for every season. Skiers will love stepping outside and hopping right onto the shuttle for effortless access to Loon’s slopes. Hikers are just minutes from Lincoln Woods, the gateway to countless 4,000-foot peaks and some of the best trails in the White Mountains. When the snow melts, Loon’s lift-served mountain biking becomes a major attraction for riders of all levels. If you’re looking to cool off, spend the day at Whale’s Tale Water Park or unwind along the Pemigewasset River—ideal for swimming, sunbathing, or simply relaxing. There’s no shortage of ways to keep adventurers of all ages entertained. After a full day outdoors, head into downtown Lincoln or Woodstock to explore local shops, restaurants, brew pubs, coffee spots, and ice cream stands. Everything you need is right at your fingertips.

16. 2026-01-06
    listed $459,000 Active 917-char remark

    Show marketing remark (917 chars)

    This inviting condo offers the perfect blend of comfort and convenience for every season. Skiers will love stepping outside and hopping right onto the shuttle for effortless access to Loon’s slopes. Hikers are just minutes from Lincoln Woods, the gateway to countless 4,000-foot peaks and some of the best trails in the White Mountains. When the snow melts, Loon’s lift-served mountain biking becomes a major attraction for riders of all levels. If you’re looking to cool off, spend the day at Whale’s Tale Water Park or unwind along the Pemigewasset River—ideal for swimming, sunbathing, or simply relaxing. There’s no shortage of ways to keep adventurers of all ages entertained. After a full day outdoors, head into downtown Lincoln or Woodstock to explore local shops, restaurants, brew pubs, coffee spots, and ice cream stands. Everything you need is right at your fingertips.

17. 2023-09-22
    soldstatus $429,000 Closed 842-char remark

    Show marketing remark (842 chars)

    Welcome to Clearbrook! The highly sought after neighborhood just across the street from Loon Mtn. This condo provides comfort and convenance. Skiers can step out the door and hop on the bus to Loon for a few runs. Hikers will be pleased to learn that just down the road is Lincoln Woods a gateway to multiple 4k Mtns to hike. Loon also provides lift service mountain biking, which has been a major hit! Too hot to hike or bike? Hit Whales Tale water park or pick a spot on the Pemi river to kick back and relax. Plenty to tucker out kids of all ages. After all your out door activities check out downtown Lincoln/Woodstock to find shopping, restaurants, brew pubs, coffee shops, and ice cream! Don't miss out on this awesome opportunity to put yourself in the middle of it all. Delayed Showings, Showings Begin Open House 8/12/23 10am to 2pm.

18. 2023-08-22
    historical Active with Contract 842-char remark

    Show marketing remark (842 chars)

    Welcome to Clearbrook! The highly sought after neighborhood just across the street from Loon Mtn. This condo provides comfort and convenance. Skiers can step out the door and hop on the bus to Loon for a few runs. Hikers will be pleased to learn that just down the road is Lincoln Woods a gateway to multiple 4k Mtns to hike. Loon also provides lift service mountain biking, which has been a major hit! Too hot to hike or bike? Hit Whales Tale water park or pick a spot on the Pemi river to kick back and relax. Plenty to tucker out kids of all ages. After all your out door activities check out downtown Lincoln/Woodstock to find shopping, restaurants, brew pubs, coffee shops, and ice cream! Don't miss out on this awesome opportunity to put yourself in the middle of it all. Delayed Showings, Showings Begin Open House 8/12/23 10am to 2pm.

19. 2023-08-08
    listed $439,900 Active 842-char remark

    Show marketing remark (842 chars)

    Welcome to Clearbrook! The highly sought after neighborhood just across the street from Loon Mtn. This condo provides comfort and convenance. Skiers can step out the door and hop on the bus to Loon for a few runs. Hikers will be pleased to learn that just down the road is Lincoln Woods a gateway to multiple 4k Mtns to hike. Loon also provides lift service mountain biking, which has been a major hit! Too hot to hike or bike? Hit Whales Tale water park or pick a spot on the Pemi river to kick back and relax. Plenty to tucker out kids of all ages. After all your out door activities check out downtown Lincoln/Woodstock to find shopping, restaurants, brew pubs, coffee shops, and ice cream! Don't miss out on this awesome opportunity to put yourself in the middle of it all. Delayed Showings, Showings Begin Open House 8/12/23 10am to 2pm.

ⓘ 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 8 d/yr ≥83°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $35,989
• − Mortgage interest: −$24,927
• − Property taxes: −$6,675
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − HOA: −$4,968
• − Depreciation: −$12,945
• Taxable loss: −$21,509
• Est. tax savings @ 24.0%: +$5,162
• After-tax cash flow: $-8,278/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: Lincoln-Woodstock School District
• NCES district ID: 3304260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,324
• Composite: 36.47/100
• National rank: #9328
• State rank: #140 of 171 in NH

Livability — Lincoln

• Score: 68/100
• State rank: #57
• US rank: #9736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,484

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 (86%)
• Race & ethnicity: White 86% Asian 12% Black 1%
• Common ancestry: Lithuanian 12% Slovak 6% Russian 3%
• Foreign-born: 12% · China, Canada, Vietnam
• Languages at home: 87% English-only · Chinese 10% French/Haitian/Cajun 1% Vietnamese 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: ▲ 2.19%
• Current HPI: 531.2395
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.2% since first listed

5 events — show timeline

• 2026-02-08 Price Changed $445,000 PrimeMLS
• 2026-01-06 Listed $459,000 PrimeMLS
• 2023-09-22 Sold (MLS) $429,000 PrimeMLS
• 2023-08-22 Contingent — PrimeMLS
• 2023-08-08 Listed $439,900 PrimeMLS