72 Mountain Dr · Wolfeboro, NH 08355

$99,900

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.35 ac lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.7/10.0
• Appreciation +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

HANDY PERSON SPECIAL PRICED FOR QUICK SALE! QUIET LOCATION NEAR WOLFEBORO SCHOOLS AND SERVICES. RECENT FHW GAS FURNACE, IN-LAW APPT. ON LOWER LEVEL. BEST DEAL IN COPPLE CROWN!

Key facts

• 0.35 acre lot
• Built 1968
• Listed 2 days

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: On-site well; Septic system; 200 amp electrical service; Cable internet available
• Home design: Contemporary ranch style; Existing structure; Flat roof
• Construction: Built in 1968; Wood frame construction with clapboard/wood siding
• Exterior features: Corner lot; Sloping lot; Located in a subdivision; Public maintained road frontage (about 103 feet)

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Hot air heating
• Interior features: Partially finished walkout basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.0% 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: 1 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $372,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Winsor Way	0.29mi	2/1.0	864 (-14%)	1mo	$320,000	$370	58
2 Saint Moritz Rd	0.50mi	2/1.0	952 (-6%)	10mo	$325,000	$341	55
128 Mountain Dr	0.36mi	1/2.0 (-1)	1,092 (+8%)	12mo	$350,000	$321	54
290 Kings Hwy	0.74mi	2/1.0	960 (-5%)	5mo	$485,000	$505	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $17,582
• Equity at exit: $44,919

10-year hold

• IRR: 13.2%
• Equity multiple: 2.97×
• Total profit: $55,157
• Equity at exit: $69,226

Cash invested: $27,972 (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 08355

• Active inventory: 1
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $85

Break-even live

Break-even rent $1,079

Max offer price $99,900

Occupancy floor 88%

Sensitivity live

Price	-10% $142	-5% $114	+0% $85	+5% $57	+10% $29
Rent	-10% $-8	-5% $38	+0% $85	+5% $132	+10% $179
Rate	-1.0pp $136	-0.5pp $111	base $85	+0.5pp $59	+1.0pp $33

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 3 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-19
   remarks 208-char remark
3. 2026-06-19
   listed $99,900 Active 1 DOM

ⓘ 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: $2,775 · $231/mo
• Projected year-2 tax: $2,775 · $231/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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: $14,241
• − Mortgage interest: −$5,596
• − Property taxes: −$2,775
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,906
• Taxable loss: −$480
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,138/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+82.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $99,900 PrimeMLS
• 2019-11-18 Price Changed $80,000 PrimeMLS
• 2019-09-18 Price Changed $110,000 PrimeMLS
• 2019-09-11 Price Changed $115,000 PrimeMLS
• 2019-09-10 Price Changed $120,000 PrimeMLS
• 2001-03-05 Sold (MLS) $50,000 PrimeMLS
• 2000-08-11 Listed $54,900 PrimeMLS

Property tax history

+3.1%/yr

Latest (2024): $2,775 · -2.8% YoY. Source: county tax records.