71 Riverside Ave · Lisbon, NH 03585

$129,900

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 347 Days on market

Built 1924 6,534 sqft lot Est $131k · at est.

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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 +23.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

Key facts

• Two lots
• Ammonoosuc river
• Small shed

Tags

• ENCLOSED PORCH
• TWO LOTS
• AMMONOOSUC RIVER
• SMALL SHED

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 200 amp electrical service with fuses; Internet availability unknown
• Home design: Gambrel architectural style; Existing construction
• Construction: Built in 1924; Wood frame construction with asbestos exterior; Asphalt shingle roof
• Exterior features: Red exterior color; River frontage on the Ammonoosuc River; Waterfront with exclusive waterfront rights; Water access across a street; Lot features include level, sloping and steep sections; in-town location; neighborhood setting; near schools

Interior

• Kitchen: Kitchen (level 1); Electric range; Refrigerator
• Bedrooms: Master bedroom (level 2); Two additional bedrooms (level 2)
• Flooring: Hardwood; Laminate; Softwood; Vinyl
• Bathrooms: Two full bathrooms (both indicated as full baths)
• Heating & cooling: Pellet stove; Baseboard heat; Electric heating; Hot water heating
• Interior features: 6 total rooms; Basement with interior access; Basement is concrete floored, partial and unfinished with basement stairs
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#53 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Lisbon Regional School District (rural): math 45% / reading 50% proficiency, ranked #117 of 171 in NH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lisbon Regional School (Elem) (math 32% / reading 37%, grade F, #179 of 263 statewide, top 71%, 144 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Lisbon Regional School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 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 $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $130,604
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 West St	0.27mi	3/1.0	1,442 (+14%)	8mo	$140,000	$97	58
40 High St	0.56mi	3/1.0	1,120 (-12%)	5mo	$115,000	$103	50
33 Brummer Rd	0.64mi	2/1.0 (-1)	1,196 (-6%)	7mo	$240,000	$201	50

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: 30.2%
• Equity multiple: 3.37×
• Total profit: $86,363
• Equity at exit: $117,024

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $242,233
• Equity at exit: $252,367

Cash invested: $36,372 (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 03585

• Home prices YoY: 3.3%
• Active inventory: 33
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $244

Break-even live

Break-even rent $1,228

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $318	-5% $281	+0% $244	+5% $207	+10% $171
Rent	-10% $123	-5% $183	+0% $244	+5% $305	+10% $366
Rate	-1.0pp $310	-0.5pp $277	base $244	+0.5pp $210	+1.0pp $176

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $129,900 Active 347 DOM
2. 2026-06-18
   days on market $129,900 Active 345 DOM
3. 2026-06-17
   days on market $129,900 Active 344 DOM
4. 2026-06-16
   days on market $129,900 Active 343 DOM
5. 2026-06-15
   days on market $129,900 Active 342 DOM
6. 2026-06-13
   days on market $129,900 Active 340 DOM
7. 2026-06-12
   statusdays on market $129,900 Active 339 DOM
8. 2026-06-09
   days on market $129,900 Active with Contract 336 DOM
9. 2026-06-08
   days on market $129,900 Active with Contract 335 DOM
10. 2026-06-07
    days on market $129,900 Active with Contract 334 DOM
11. 2026-06-07
    days on market $129,900 Active with Contract 333 DOM
12. 2026-06-04
    days on market $129,900 Active with Contract 330 DOM
13. 2026-06-02
    days on market $129,900 Active with Contract 329 DOM
14. 2026-06-01
    days on market $129,900 Active with Contract 328 DOM
15. 2026-05-31
    days on market $129,900 Active with Contract 327 DOM
16. 2026-04-11
    historical Active with Contract
17. 2026-03-19
    status Active
18. 2026-02-06
    historical Active with Contract
19. 2025-12-12
    price $129,900
20. 2025-10-14
    price $139,900
21. 2025-09-04
    price $155,000
22. 2025-07-08
    listed $160,000 Active
23. 2017-12-15
    soldstatus $90,000
24. 2017-12-13
    soldstatus $90,000 Closed 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

25. 2017-10-25
    historical Active with Contract 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

26. 2017-09-21
    price $92,500 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

27. 2017-08-09
    price $97,500 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

28. 2017-08-08
    status Active 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

29. 2016-11-22
    historical 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

30. 2016-06-03
    listed $98,500 Active 492-char remark

    Show marketing remark (492 chars)

    You will love this extensively renovated and very charming 3 bedroom 1 bath home in Lisbon. The perfect place to start a family and be surrounded by a caring community. Hardwood floors in every room and a great covered porch. Lots of windows throughout bring in tons of natural light. Bedrooms are all roomy with easy access to the bathroom. On a very quiet dead end street yet still an easy walk to the school or to downtown. A quick 10 minute drive to Littleton or 15 minutes to Woodsville.

31. 2006-08-07
    soldstatus $70,000 251-char remark

    Show marketing remark (251 chars)

    A Little worn, a litte tired, but paint wallpaper and your ideas, would spring this home back to it s luster. The nuts and bolts of the home have been updated, furnace, roof, electrical and hot water heater. Hardwood floors, tin ceilings bead board. !

32. 2006-06-22
    historical 251-char remark

    Show marketing remark (251 chars)

    A Little worn, a litte tired, but paint wallpaper and your ideas, would spring this home back to it s luster. The nuts and bolts of the home have been updated, furnace, roof, electrical and hot water heater. Hardwood floors, tin ceilings bead board. !

33. 2006-06-12
    listed $69,000 251-char remark

    Show marketing remark (251 chars)

    A Little worn, a litte tired, but paint wallpaper and your ideas, would spring this home back to it s luster. The nuts and bolts of the home have been updated, furnace, roof, electrical and hot water heater. Hardwood floors, tin ceilings bead board. !

34. 2006-02-20
    soldstatus $62,000
35. 2005-12-06
    historical
36. 2005-12-05
    listed $60,500

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,823 · $235/mo
• Expected delta: +$8/yr (+$1/mo · 0.3%)

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $18,441
• − Mortgage interest: −$7,276
• − Property taxes: −$2,815
• − Insurance: −$650
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$3,779
• Taxable income: $971
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,697/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: Lisbon Regional School District
• NCES district ID: 3304290
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $50,281
• Composite: 42.85/100
• National rank: #6729
• State rank: #117 of 171 in NH

Livability — Lisbon

• Score: 68/100
• State rank: #53
• US rank: #9404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lisbon, NH
• Population (ZIP): 2,537

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 12% Lithuanian 10% Romanian 7%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.06%
• Current HPI: 409.1705
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.7% since first listed

21 events — show timeline

• 2026-04-11 Contingent — PrimeMLS
• 2026-03-19 Relisted — PrimeMLS
• 2026-02-06 Contingent — PrimeMLS
• 2025-12-12 Price Changed $129,900 PrimeMLS
• 2025-10-14 Price Changed $139,900 PrimeMLS
• 2025-09-04 Price Changed $155,000 PrimeMLS
• 2025-07-08 Listed $160,000 PrimeMLS
• 2017-12-15 Sold (Public Records) $90,000 Public Records
• 2017-12-13 Sold (MLS) $90,000 PrimeMLS
• 2017-10-25 Contingent — PrimeMLS
• 2017-09-21 Price Changed $92,500 PrimeMLS
• 2017-08-09 Price Changed $97,500 PrimeMLS
• 2017-08-08 Relisted — PrimeMLS
• 2016-11-22 Delisted — PrimeMLS
• 2016-06-03 Listed $98,500 PrimeMLS
• 2006-08-07 Sold (MLS) $70,000 PrimeMLS
• 2006-06-22 Delisted — PrimeMLS
• 2006-06-12 Listed $69,000 PrimeMLS
• 2006-02-20 Sold (MLS) $62,000 PrimeMLS
• 2005-12-06 Delisted — PrimeMLS
• 2005-12-05 Listed $60,500 PrimeMLS

Property tax history

+5.0%/yr

Latest (2024): $2,815 · +9.0% YoY. Source: county tax records.