151/155 Mill Brook Rd Unit 42 S 0 · Thornton, NH 03285

$575,000

4 bd · 3.5 ba · 2,260 sqft · SingleFamily · 43 Days on market

Built 2005 1.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Rare opportunity to own two well-maintained homes on one property in the heart of the White Mountains! Situated on 1+/- acre in Thornton, this unique package includes a charming New England style main home at 155 Mill Brook Road and a separate accessory dwelling at 151 Mill Brook Road, offering flexibility for multigenerational living, rental income, or investment potential. The main home, originally built in 1947 and thoughtfully updated, features approximately 1,300 sq. ft. of living space with 2 bedrooms plus bonus space, open-concept living, first-floor bedroom, full bath, laundry, mini split, metal roof, portable generator, and additional heat sources including wood stove and electric baseboard. The second home, custom built in 2009, offers approximately 1,032 sq. ft. with 2 bedrooms, 3/4 bath, loft-style bonus area, open living/kitchen/dining space, first-floor laundry, forced hot air heat, metal roof, and separate utilities. Both homes are serviced by private water and septic systems and have been well cared for over the years. The property is ideally located just minutes to I-93 for easy commuting and close to all the recreation the Lakes and White Mountains Regions are known for. Enjoy nearby hiking, skiing, golf, snowmobiling, ATV trails, kayaking, tubing, fishing, Owl’s Nest Resort, Waterville Valley, Loon Mountain, and more. Whether you are looking to owner occupy with supplemental income, create a family compound, or expand your investment portfolio, this versatile property offers endless possibilities in a location that makes enjoying all four New Hampshire seasons easy. OPEN HOUSE SCHEDULE: May 16, 2026, Saturday at 11:00 AM until 1:00 pm

Key facts

• 1 acre lot
• Built 2005
• Listed 43 days

Property features AI

Exterior

• Parking: Dirt and gravel driveway
• Utilities: Private drilled well; 1250-gallon private septic; 200 amp electrical service with circuit breakers; High-speed internet available; Telephone service available
• Home design: Multi-family New Englander style; Existing construction; Built in 2005
• Construction: Wood frame construction; Vinyl siding; Metal roof; 2005 construction
• Exterior features: Level, wooded, rural lot; Road frontage present (paved); Easements on the property

Interior

• Flooring: Hardwood flooring; Softwood flooring
• Bathrooms: One full bath; Two 3/4 baths; One half bath
• Heating & cooling: Baseboard heating; Electric heating; Heat pump; Wood stove; Mini-split cooling
• Interior features: Nine total rooms; Crawl space basement; Unfinished basement; Interior access to basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-728 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $470k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $411k (28.5% below list).
• Recommended offer: $411k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Thornton Central School (math 62% / reading 62%, grade B, #33 of 263 statewide, top 15%, 185 students, 25% FRL); Plymouth Regional High School (math 42% / reading 57%, grade D, #37 of 90 statewide, top 49%, 646 students, 28% FRL).
• Market conditions: 53 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 $61k of equity ($4k loan paydown + $58k 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.
• By year 2, paydown + projected appreciation supports a ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $410,864 (28.5% 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 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 11.7

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $266,864
• Equity at exit: $518,006

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $822,450
• Equity at exit: $1,117,099

Cash invested: $161,000 (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 03285

• Home prices YoY: 29.5%
• Active inventory: 53
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $4,109 medium
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $-728

Break-even live

Break-even rent $5,030

Max offer price $469,677

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-529	+0% $-728	+5% $-927	+10% $-1,125
Rent	-10% $-1,052	-5% $-890	+0% $-728	+5% $-566	+10% $-403
Rate	-1.0pp $-438	-0.5pp $-582	base $-728	+0.5pp $-877	+1.0pp $-1,028

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $575,000 Active 43 DOM
2. 2026-06-21
   days on market $575,000 Active 42 DOM
3. 2026-06-18
   days on market $575,000 Active 40 DOM
4. 2026-06-17
   days on market $575,000 Active 39 DOM
5. 2026-06-16
   days on market $575,000 Active 38 DOM
6. 2026-06-15
   days on market $575,000 Active 37 DOM
7. 2026-06-13
   days on market $575,000 Active 35 DOM
8. 2026-06-12
   days on market $575,000 Active 34 DOM
9. 2026-06-09
   days on market $575,000 Active 31 DOM
10. 2026-06-08
    days on market $575,000 Active 30 DOM
11. 2026-06-07
    days on market $575,000 Active 29 DOM
12. 2026-06-07
    days on market $575,000 Active 28 DOM
13. 2026-06-05
    days on market $575,000 Active 27 DOM
14. 2026-06-04
    days on market $575,000 Active 25 DOM
15. 2026-06-02
    days on market $575,000 Active 24 DOM
16. 2026-06-01
    days on market $575,000 Active 23 DOM
17. 2026-05-31
    days on market $575,000 Active 22 DOM
18. 2026-05-09
    listed $575,000 Active
19. 2026-05-05
    historical $575,000
20. 2026-05-04
    listed $575,000 Active 1687-char remark

    Show marketing remark (1687 chars)

    Rare opportunity to own two well-maintained homes on one property in the heart of the White Mountains! Situated on 1+/- acre in Thornton, this unique package includes a charming New England style main home at 155 Mill Brook Road and a separate accessory dwelling at 151 Mill Brook Road, offering flexibility for multigenerational living, rental income, or investment potential. The main home, originally built in 1947 and thoughtfully updated, features approximately 1,300 sq. ft. of living space with 2 bedrooms plus bonus space, open-concept living, first-floor bedroom, full bath, laundry, mini split, metal roof, portable generator, and additional heat sources including wood stove and electric baseboard. The second home, custom built in 2009, offers approximately 1,032 sq. ft. with 2 bedrooms, 3/4 bath, loft-style bonus area, open living/kitchen/dining space, first-floor laundry, forced hot air heat, metal roof, and separate utilities. Both homes are serviced by private water and septic systems and have been well cared for over the years. The property is ideally located just minutes to I-93 for easy commuting and close to all the recreation the Lakes and White Mountains Regions are known for. Enjoy nearby hiking, skiing, golf, snowmobiling, ATV trails, kayaking, tubing, fishing, Owl’s Nest Resort, Waterville Valley, Loon Mountain, and more. Whether you are looking to owner occupy with supplemental income, create a family compound, or expand your investment portfolio, this versatile property offers endless possibilities in a location that makes enjoying all four New Hampshire seasons easy. OPEN HOUSE SCHEDULE: May 16, 2026, Saturday at 11:00 AM until 1:00 pm

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,304
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,944
• − Management: −$3,944
• − Depreciation: −$16,727
• Taxable loss: −$19,021
• Est. tax savings @ 24.0%: +$4,565
• After-tax cash flow: $-4,169/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: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Thornton

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

Census & demographics

• Population (ZIP): 2,763

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 14% Lithuanian 12% Romanian 5%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▲ 106.72%
• Current HPI: 468.1616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-09 Listed $575,000 PrimeMLS
• 2026-05-05 Coming Soon $575,000 PrimeMLS
• 2026-05-04 Listed $575,000 PrimeMLS