9 Highland Ct · Fitzwilliam, NH 03447

$165,000

2 bd · 1.5 ba · 913 sqft · Other public records · 1 Days on market

Built 1954 $225/mo HOA · 11% of rent ↓ 3% since listing

---

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 +22.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

Key facts

• Private road
• New kitchen
• Renovated log cabin

Tags

• RENOVATED LOG CABIN
• PRIVATE ROAD
• PRIVATE BEACH
• NEW KITCHEN
• NEW WINDOWS
• NEW ROOF

Property features AI

Finance

• Other: Sale includes outbuilding, building, and furnishings; Seasonal use
• HOA & community: Annual park/association fee of 2700 (includes water and park rent)

Exterior

• Parking: Dirt driveway; Private road access
• Utilities: Community and drilled well water; Holding tank (private sewer); 100 amp electric service (Eversource); LP/bottle propane available; Cable available at site; High-speed internet available
• Home design: Log ranch-style home; Single-story; Black exterior; Shingle (asphalt) roof; Year built 1954
• Construction: Log home construction
• Exterior features: Country setting; Secluded; Wooded lot; Indirect, shared-private access to Laurel Lake

Interior

• Kitchen: Kitchen on main level; Refrigerator; Gas range; Microwave; Dishwasher
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane heating; Wall AC units
• Interior features: 4 total rooms; Slab foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Monadnock Regional School District (rural): math 25% / reading 36% proficiency, ranked #82 of 98 in NH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $107,155
• Equity at exit: $148,645

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $302,307
• Equity at exit: $320,559

Cash invested: $46,200 (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 03447

• Home prices YoY: 24.0%
• Active inventory: 23
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$69
• HOA: −$225
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $270

Break-even live

Break-even rent $1,642

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $363	-5% $316	+0% $270	+5% $223	+10% $176
Rent	-10% $113	-5% $191	+0% $270	+5% $348	+10% $426
Rate	-1.0pp $353	-0.5pp $311	base $270	+0.5pp $227	+1.0pp $183

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: electric

Listing history 18 events

1. 2026-05-09
   status Pending 619-char remark
2. 2026-05-07
   listed $165,000 Active 619-char remark
3. 2024-10-03
   soldstatus $155,000 Closed 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

4. 2024-10-03
   soldstatus $155,000

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

5. 2024-09-03
   historical Active with Contract 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

6. 2024-08-13
   price $159,900 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

7. 2024-08-08
   price $174,900 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

8. 2024-07-24
   price $179,900 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

9. 2024-07-14
   listed $199,000 Active - Delayed Showings 639-char remark

   Show marketing remark (639 chars)

   Well maintained and cute as a button, you will fall in love with this updated log cabin near Laurel Lake. Great private location at the end of a quiet road. From the cabin it is just a short 4 minute walk to the private beach at the lake. Owners have added a new modern kitchen, upgraded plumbing and electric service, added a large deck and invisible dog fence. They have also upgraded the guest house (formerly a bath house only). The guest house is a one room bedroom with bath. This is a seasonal community and the home is located on leased land for $2,700.00 per year. Many of the furnishings in the home will be included in the sale.

10. 2020-11-15
    historical

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

11. 2020-11-13
    soldstatus $65,000 Closed

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

12. 2020-11-13
    soldstatus $65,000

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

13. 2020-10-15
    status Pending

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

14. 2020-10-12
    historical

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

15. 2020-10-07
    status Pending

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

16. 2020-08-19
    price $69,900

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

17. 2020-06-12
    listed $74,900 Active

    Show marketing remark (547 chars)

    Come and see this well-maintained log cabin near Laurel Lake! Located on a private road, this 2 bedroom, 2 bathroom log cabin is a great option for a seasonal vacation spot or even for year-round use! Brand new well and holding tank recently installed as well as numerous upgrades over the years. There is a separate bath house that contains washer and dryer hookups as well as a fully-plumbed second bathroom with a stand-up shower. Close access to Laurel Lake and permitted use of the community beach. Home is on leased land for $2,500 per year.

18. 2006-09-19
    soldstatus $185,933

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,629 · $219/mo
• Expected delta: +$968/yr (+$81/mo · 58.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,802
• − Mortgage interest: −$9,243
• − Property taxes: −$1,661
• − Insurance: −$825
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$2,700
• − Depreciation: −$4,800
• Taxable income: $765
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,051/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: Monadnock Regional School District
• NCES district ID: 3304890
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $56,314
• Composite: 27.18/100
• National rank: #7024
• State rank: #82 of 98 in NH

Livability — Fitzwilliam

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,317

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 11% Romanian 7% Slovene 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.42%
• Current HPI: 394.7824
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.2% since first listed

19 events — show timeline

• 2026-06-08 Sold (MLS) $180,000 PrimeMLS
• 2026-05-09 Pending — PrimeMLS
• 2026-05-07 Listed $165,000 PrimeMLS
• 2024-10-03 Sold (Public Records) $155,000 Public Records
• 2024-10-03 Sold (MLS) $155,000 PrimeMLS
• 2024-09-03 Contingent — PrimeMLS
• 2024-08-13 Price Changed $159,900 PrimeMLS
• 2024-08-08 Price Changed $174,900 PrimeMLS
• 2024-07-24 Price Changed $179,900 PrimeMLS
• 2024-07-14 Listed $199,000 PrimeMLS
• 2020-11-15 Delisted — PrimeMLS
• 2020-11-13 Sold (Public Records) $65,000 Public Records
• 2020-11-13 Sold (MLS) $65,000 PrimeMLS
• 2020-10-15 Pending — PrimeMLS
• 2020-10-12 Delisted — PrimeMLS
• 2020-10-07 Pending — PrimeMLS
• 2020-08-19 Price Changed $69,900 PrimeMLS
• 2020-06-12 Listed $74,900 PrimeMLS
• 2006-09-19 Sold (Public Records) $185,933 Public Records

Property tax history

+8.8%/yr

Latest (2024): $1,661 · +8.0% YoY. Source: county tax records.