1 Harvey Brook Rd · Wolfeboro, NH 03894

$344,500

2 bd · 2.0 ba · 1,252 sqft · Manufactured public records · 80 Days on market

Built 1990 $380/mo HOA

---

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 +10.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Cash flow +2.8/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 1 Harvey Brook! Located in the desirable Birch Hill over 55 Co-Op community, this home is on a spacious corner lot with an oversized one car garage. The home features two bedrooms and two full bathrooms. Arched doorway in the Foyer, high ceilings and large windows create a bright and airy atmosphere. It offers comfortable living for residents seeking a peaceful environment. The location provides convenient access to a variety of amenities, including dining options, shops, lakes, walking trails, and museums in Wolfeboro and the surrounding area. Residents can enjoy both natural beauty and cultural attractions just a short distance from their doorstep. This is an Estate Sale and Trustee would pefer a quick sale. Park Approval is required.

Key facts

• Large windows
• Spacious corner lot
• High ceilings

Tags

• SPACIOUS CORNER LOT
• OVERSIZED ONE CAR GARAGE
• ARCHED DOORWAY IN THE FOYER
• HIGH CEILINGS
• LARGE WINDOWS
• CONVENIENT ACCESS TO AMENITIES

🏢 Co-op / cooperative unit. The $344,500 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $344k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (58.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (50.1% below list).
• Recommended offer: $142k (58.9% below list) — sets the bar for cash-flow.
• Cap rate 2.3% 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 $37k of equity ($2k loan paydown + $34k 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.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $78k; list at $344k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $141,588 (58.9% 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 80 days. Have you received any prior offers? Is the seller open to a 59% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.50% ✗
• Cap rate: 2.29%
• Cash-on-cash: -14.29%
• DSCR: 0.36
• GRM: 16.7

CMA / ARV

• ARV (median comp): $516,592
• List price: $344,500
• Delta: -33.31%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Sunny Oaks Ter	0.33mi	2/2.0	1,191 (-5%)	3mo	$195,000	$164	74
7 Bayberry Ln	0.24mi	2/1.5	1,131 (-10%)	2mo	$190,000	$168	69
11 Harvey Brook Rd	0.19mi	2/2.0	1,344 (+7%)	12mo	$299,000	$222	69
10 Granite Ln	0.27mi	3/2.0 (+1)	1,173 (-6%)	4mo	$270,000	$230	69
30 Birch Hill Estates Rd	0.29mi	2/2.0	1,344 (+7%)	21mo	$282,900	$210	57

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $114,570
• Equity at exit: $310,353

10-year hold

• IRR: 14.3%
• Equity multiple: 5.10×
• Total profit: $395,124
• Equity at exit: $669,288

Cash invested: $96,460 (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
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,807
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$144
• HOA: −$380
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-1,149

Break-even live

Break-even rent $3,173

Max offer price $141,588

Occupancy floor —

Sensitivity live

Price	-10% $-954	-5% $-1,051	+0% $-1,149	+5% $-1,246	+10% $-1,344
Rent	-10% $-1,284	-5% $-1,217	+0% $-1,149	+5% $-1,081	+10% $-1,013
Rate	-1.0pp $-975	-0.5pp $-1,061	base $-1,149	+0.5pp $-1,238	+1.0pp $-1,329

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: $86,125
• Closing costs: $10,335
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $380 · $4,560/yr

Listing history 21 events

1. 2026-06-18
   days on market $344,500 Active 80 DOM
2. 2026-06-17
   days on market $344,500 Active 79 DOM
3. 2026-06-16
   days on market $344,500 Active 78 DOM
4. 2026-06-15
   days on market $344,500 Active 77 DOM
5. 2026-06-13
   days on market $344,500 Active 75 DOM
6. 2026-06-13
   days on market $344,500 Active 74 DOM
7. 2026-06-09
   days on market $344,500 Active 71 DOM
8. 2026-06-08
   days on market $344,500 Active 70 DOM
9. 2026-06-07
   days on market $344,500 Active 69 DOM
10. 2026-06-04
    days on market $344,500 Active 66 DOM
11. 2026-06-03
    days on market $344,500 Active 65 DOM
12. 2026-06-02
    days on market $344,500 Active 64 DOM
13. 2026-06-01
    days on market $344,500 Active 63 DOM
14. 2026-05-31
    days on market $344,500 Active 62 DOM
15. 2026-05-18
    price $344,500 762-char remark

    Show marketing remark (761 chars)

    Welcome to 1 Harvey Brook! Located in the desirable Birch Hill over 55 Co-Op community, this home is on a spacious corner lot with an oversized one car garage. The home features two bedrooms and two full bathrooms. Arched doorway in the Foyer, high ceilings and large windows create a bright and airy atmosphere. It offers comfortable living for residents seeking a peaceful environment. The location provides convenient access to a variety of amenities, including dining options, shops, lakes, walking trails, and museums in Wolfeboro and the surrounding area. Residents can enjoy both natural beauty and cultural attractions just a short distance from their doorstep. This is an Estate Sale and Trustee would like a quick sale. Park Approval is required.

16. 2026-05-18
    price $344,500 761-char remark

    Show marketing remark (761 chars)

    Welcome to 1 Harvey Brook! Located in the desirable Birch Hill over 55 Co-Op community, this home is on a spacious corner lot with an oversized one car garage. The home features two bedrooms and two full bathrooms. Arched doorway in the Foyer, high ceilings and large windows create a bright and airy atmosphere. It offers comfortable living for residents seeking a peaceful environment. The location provides convenient access to a variety of amenities, including dining options, shops, lakes, walking trails, and museums in Wolfeboro and the surrounding area. Residents can enjoy both natural beauty and cultural attractions just a short distance from their doorstep. This is an Estate Sale and Trustee would like a quick sale. Park Approval is required.

17. 2026-03-30
    listed $349,500 Active 762-char remark

    Show marketing remark (761 chars)

    Welcome to 1 Harvey Brook! Located in the desirable Birch Hill over 55 Co-Op community, this home is on a spacious corner lot with an oversized one car garage. The home features two bedrooms and two full bathrooms. Arched doorway in the Foyer, high ceilings and large windows create a bright and airy atmosphere. It offers comfortable living for residents seeking a peaceful environment. The location provides convenient access to a variety of amenities, including dining options, shops, lakes, walking trails, and museums in Wolfeboro and the surrounding area. Residents can enjoy both natural beauty and cultural attractions just a short distance from their doorstep. This is an Estate Sale and Trustee would like a quick sale. Park Approval is required.

18. 2026-03-30
    listed $349,500 Active 761-char remark

    Show marketing remark (761 chars)

    Welcome to 1 Harvey Brook! Located in the desirable Birch Hill over 55 Co-Op community, this home is on a spacious corner lot with an oversized one car garage. The home features two bedrooms and two full bathrooms. Arched doorway in the Foyer, high ceilings and large windows create a bright and airy atmosphere. It offers comfortable living for residents seeking a peaceful environment. The location provides convenient access to a variety of amenities, including dining options, shops, lakes, walking trails, and museums in Wolfeboro and the surrounding area. Residents can enjoy both natural beauty and cultural attractions just a short distance from their doorstep. This is an Estate Sale and Trustee would like a quick sale. Park Approval is required.

19. 1998-04-15
    soldstatus $78,000
20. 1998-03-20
    historical
21. 1998-03-10
    listed $79,500

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $4,813 · $401/mo
• Expected delta: +$2,698/yr (+$225/mo · 127.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $20,624
• − Mortgage interest: −$19,297
• − Property taxes: −$2,115
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$4,560
• − Depreciation: −$10,022
• Taxable loss: −$20,392
• Est. tax savings @ 24.0%: +$4,894
• After-tax cash flow: $-8,889/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

Price history

+333.3% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $344,500 PrimeMLS
• 2026-05-18 Price Changed $344,500 PrimeMLS
• 2026-03-30 Listed $349,500 PrimeMLS
• 2026-03-30 Listed $349,500 PrimeMLS
• 1998-04-15 Sold (MLS) $78,000 PrimeMLS
• 1998-03-20 Delisted — PrimeMLS
• 1998-03-10 Listed $79,500 PrimeMLS

Property tax history

+2.2%/yr

Latest (2024): $2,115 · +8.2% YoY. Source: county tax records.