64 Carol Ann Way · North Conway, NH 03860

$675,000

3 bd · 2.0 ba · 1,936 sqft · SingleFamily public records · 2 Days on market

Built 1997 0.65 ac lot Est $618k · 9% over $71/mo HOA · 1% of rent

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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).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• ARV discount +3.3/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an Impeccably maintained North Conway home where you can walk or bike to the Village? This home is practically brand new with extensive remodeling throughout. This conveniently located home is close to everything, but is on a quiet cul-de-sac. Enjoy cooking dinner in the gorgeous remodeled kitchen - featuring a fantastic array of new cabinetry, granite counters, a large country sink, 36 inch gas stove with middle griddle, and a granite island for people to sit and chat. Gather around in the great room with vaulted ceilings where you can keep cool in the summer with an efficient Mitsubishi mini split or stay warm in the winter by the lovely brick fireplace. The first floor master bedroom has a large walk-in closet and a remodeled en-suite bath. Upstairs you’ll find 2 bedrooms, with walk-in closets, and a remodeled bath. Head outside to your quiet, spacious back yard with seasonal views of Moat Mountains! Take a soak in the bubbling hot tub or warm by the fire pit. You have the best of both worlds on the large deck - part is an open deck and there’s also a serene covered screen porch. Need room for visitors? Head downstairs to the finished basement perfect for a media or rec room or a space for guests to stay. There is also a laundry area and a mud room (more closets!) where you access the attached oversized 2-car heated garage - perfect for those cold winter mornings. Showings begin with an OPEN HOUSE 10-2-2021, Saturday from 12 - 2 p. m.

Key facts

• Bubbling hot tub
• New gas fireplace
• Peaceful backyard

Tags

• CUSTOM DESIGNER KITCHEN
• OVERSIZED GRANITE ISLAND
• NEW GAS FIREPLACE
• FINISHED LOWER LEVEL
• PEACEFUL BACKYARD
• BUBBLING HOT TUB

Property features AI

Finance

• HOA & community: HOA fee paid yearly ($850) that includes plowing

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic system with leach field; 200 amp electric service with circuit breakers and generator-ready setup; High-speed internet available on site; Cable available; LP/bottle gas available; Underground utilities; NH Electric Co-op service; Fuel delivered by Rhymes / Superior
• Home design: Cape-style home; Existing construction; Gray vinyl siding; Shingle (asphalt) roof; Built in 1997; Second home on the right when entering Carol Ann Way from Village Way
• Construction: Vinyl siding construction; Shingle (asphalt) roof; Surveyed
• Exterior features: Paved driveway; Interior lot in a subdivision; Landscaped lot; Near shopping, public transportation, hospital, schools, skiing, snowmobile trails, and neighborhood paths; Located on a cul-de-sac / dead-end street with private maintenance

Interior

• Kitchen: Kitchen on main level (19 x 11); Cooktop - Gas; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Master bedroom suite on main level (11 x 16); Two additional bedrooms on second level (each 11 x 14)
• Flooring: Hardwood; Wood; Tile; Carpet
• Bathrooms: One full bathroom on second level (7 x 7); One 3/4 bathroom on main level (8 x 6)
• Heating & cooling: Propane and oil heating with baseboard and hot water systems; Multi-zone heating; Mini split cooling (multi-zone)
• Interior features: Finished, full walkout basement with climate control, storage space, and stairs to lower level; 8 total rooms; Family room in basement; Mudroom in basement; Utility room in basement; Walking trails and landscaped neighborhood nearby
• Laundry & utility: Laundry room in basement (10 x 11); Washer; Dryer (gas and electric listed); Water heater (oil, owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $675k).

Location & tenants

• Location reads 75/100 on livability (#27 in NH, #3,862 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety B+; Watch: commute C-, housing F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John H. Fuller School (math 52% / reading 57%, grade C, #62 of 263 statewide, top 30%, 177 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 37% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Conway School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $485k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $675,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.02% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $617,584
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Echo Acres Rd	0.55mi	3/2.0	1,820 (-6%)	20mo	$471,000	$259	47
19 Champney Rd	0.58mi	3/2.0	1,827 (-6%)	21mo	$582,000	$319	46

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-46,164
• Equity at exit: $100,645

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $41,144
• Equity at exit: $58,362

Cash invested: $189,000 (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 03860

• Home prices YoY: -6.1%
• Active inventory: 57
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $6,905 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$570 /mo · $6,843/yr
• Insurance: −$281
• HOA: −$71
• Vacancy / Maint / Mgmt: −$1,450
• Net cashflow: $993

Break-even live

Break-even rent $5,648

Max offer price $675,000

Occupancy floor 81%

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
176 Echo Acres Rd North Conway, NH	3.0	3.0	1960	$2,500	$1.28	43d	1	0.60mi
65 Bear Puddin Ln Unit 43 Conway, NH	3.0	3.5	2500	$15,000	$6.00	43d	1	0.87mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: gas

Listing history 13 events

1. 2026-05-31
   status $675,000 Pending 2 DOM
2. 2026-05-28
   listed $675,000 Active
3. 2021-11-16
   soldstatus $485,000
4. 2021-11-15
   soldstatus $485,000 Closed 1493-char remark

   Show marketing remark (1493 chars)

   Are you looking for an Impeccably maintained North Conway home where you can walk or bike to the Village? This home is practically brand new with extensive remodeling throughout. This conveniently located home is close to everything, but is on a quiet cul-de-sac. Enjoy cooking dinner in the gorgeous remodeled kitchen - featuring a fantastic array of new cabinetry, granite counters, a large country sink, 36 inch gas stove with middle griddle, and a granite island for people to sit and chat. Gather around in the great room with vaulted ceilings where you can keep cool in the summer with an efficient Mitsubishi mini split or stay warm in the winter by the lovely brick fireplace. The first floor master bedroom has a large walk-in closet and a remodeled en-suite bath. Upstairs you’ll find 2 bedrooms, with walk-in closets, and a remodeled bath. Head outside to your quiet, spacious back yard with seasonal views of Moat Mountains! Take a soak in the bubbling hot tub or warm by the fire pit. You have the best of both worlds on the large deck - part is an open deck and there’s also a serene covered screen porch. Need room for visitors? Head downstairs to the finished basement perfect for a media or rec room or a space for guests to stay. There is also a laundry area and a mud room (more closets!) where you access the attached oversized 2-car heated garage - perfect for those cold winter mornings. Showings begin with an OPEN HOUSE 10-2-2021, Saturday from 12 - 2 p. m.

5. 2021-10-04
   historical Active with Contract 1493-char remark

   Show marketing remark (1493 chars)

   Are you looking for an Impeccably maintained North Conway home where you can walk or bike to the Village? This home is practically brand new with extensive remodeling throughout. This conveniently located home is close to everything, but is on a quiet cul-de-sac. Enjoy cooking dinner in the gorgeous remodeled kitchen - featuring a fantastic array of new cabinetry, granite counters, a large country sink, 36 inch gas stove with middle griddle, and a granite island for people to sit and chat. Gather around in the great room with vaulted ceilings where you can keep cool in the summer with an efficient Mitsubishi mini split or stay warm in the winter by the lovely brick fireplace. The first floor master bedroom has a large walk-in closet and a remodeled en-suite bath. Upstairs you’ll find 2 bedrooms, with walk-in closets, and a remodeled bath. Head outside to your quiet, spacious back yard with seasonal views of Moat Mountains! Take a soak in the bubbling hot tub or warm by the fire pit. You have the best of both worlds on the large deck - part is an open deck and there’s also a serene covered screen porch. Need room for visitors? Head downstairs to the finished basement perfect for a media or rec room or a space for guests to stay. There is also a laundry area and a mud room (more closets!) where you access the attached oversized 2-car heated garage - perfect for those cold winter mornings. Showings begin with an OPEN HOUSE 10-2-2021, Saturday from 12 - 2 p. m.

6. 2021-09-30
   listed $479,000 Active 1493-char remark

   Show marketing remark (1493 chars)

   Are you looking for an Impeccably maintained North Conway home where you can walk or bike to the Village? This home is practically brand new with extensive remodeling throughout. This conveniently located home is close to everything, but is on a quiet cul-de-sac. Enjoy cooking dinner in the gorgeous remodeled kitchen - featuring a fantastic array of new cabinetry, granite counters, a large country sink, 36 inch gas stove with middle griddle, and a granite island for people to sit and chat. Gather around in the great room with vaulted ceilings where you can keep cool in the summer with an efficient Mitsubishi mini split or stay warm in the winter by the lovely brick fireplace. The first floor master bedroom has a large walk-in closet and a remodeled en-suite bath. Upstairs you’ll find 2 bedrooms, with walk-in closets, and a remodeled bath. Head outside to your quiet, spacious back yard with seasonal views of Moat Mountains! Take a soak in the bubbling hot tub or warm by the fire pit. You have the best of both worlds on the large deck - part is an open deck and there’s also a serene covered screen porch. Need room for visitors? Head downstairs to the finished basement perfect for a media or rec room or a space for guests to stay. There is also a laundry area and a mud room (more closets!) where you access the attached oversized 2-car heated garage - perfect for those cold winter mornings. Showings begin with an OPEN HOUSE 10-2-2021, Saturday from 12 - 2 p. m.

7. 2020-10-16
   soldstatus $410,000 Closed 899-char remark

   Show marketing remark (899 chars)

   Welcome home to Carol Ann Way, a great home in a great location! This beautiful oversized cape has been updated and customized to today’s taste. Bright and clean lines, the first floor is an open concept with beautiful hardwood floors and fireplace living area. Great dining room space for big family dinners with pretty windows looking over the front yard. A kitchen with lots of storage and stainless appliances. This three-bedroom, two-bath home offers a master on the first floor with a full bath, two bedrooms, and a full bath on the second floor. Two car garage underneath opens directly to the partially finished basement with mudroom, laundry, and a great multi-use family room or home office space! Fantastic curb appeal, professionally landscaped and set up for ideal outdoor fun!! Private, wooded backyard with fire pit and hot tub, steps from the oversized deck and screened porch!

8. 2020-10-16
   soldstatus $410,000

   Show marketing remark (899 chars)

   Welcome home to Carol Ann Way, a great home in a great location! This beautiful oversized cape has been updated and customized to today’s taste. Bright and clean lines, the first floor is an open concept with beautiful hardwood floors and fireplace living area. Great dining room space for big family dinners with pretty windows looking over the front yard. A kitchen with lots of storage and stainless appliances. This three-bedroom, two-bath home offers a master on the first floor with a full bath, two bedrooms, and a full bath on the second floor. Two car garage underneath opens directly to the partially finished basement with mudroom, laundry, and a great multi-use family room or home office space! Fantastic curb appeal, professionally landscaped and set up for ideal outdoor fun!! Private, wooded backyard with fire pit and hot tub, steps from the oversized deck and screened porch!

9. 2020-08-14
   historical Active with Contract 899-char remark

   Show marketing remark (899 chars)

   Welcome home to Carol Ann Way, a great home in a great location! This beautiful oversized cape has been updated and customized to today’s taste. Bright and clean lines, the first floor is an open concept with beautiful hardwood floors and fireplace living area. Great dining room space for big family dinners with pretty windows looking over the front yard. A kitchen with lots of storage and stainless appliances. This three-bedroom, two-bath home offers a master on the first floor with a full bath, two bedrooms, and a full bath on the second floor. Two car garage underneath opens directly to the partially finished basement with mudroom, laundry, and a great multi-use family room or home office space! Fantastic curb appeal, professionally landscaped and set up for ideal outdoor fun!! Private, wooded backyard with fire pit and hot tub, steps from the oversized deck and screened porch!

10. 2020-08-13
    listed $410,000 Active 899-char remark

    Show marketing remark (899 chars)

    Welcome home to Carol Ann Way, a great home in a great location! This beautiful oversized cape has been updated and customized to today’s taste. Bright and clean lines, the first floor is an open concept with beautiful hardwood floors and fireplace living area. Great dining room space for big family dinners with pretty windows looking over the front yard. A kitchen with lots of storage and stainless appliances. This three-bedroom, two-bath home offers a master on the first floor with a full bath, two bedrooms, and a full bath on the second floor. Two car garage underneath opens directly to the partially finished basement with mudroom, laundry, and a great multi-use family room or home office space! Fantastic curb appeal, professionally landscaped and set up for ideal outdoor fun!! Private, wooded backyard with fire pit and hot tub, steps from the oversized deck and screened porch!

11. 2000-11-29
    soldstatus $149,900
12. 2000-11-29
    soldstatus $149,900
13. 2000-09-15
    listed $149,900

ⓘ 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: $6,843 · $570/mo
• Projected year-2 tax: $10,779 · $898/mo
• Expected delta: +$3,936/yr (+$328/mo · 57.5%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $82,863
• − Mortgage interest: −$37,810
• − Property taxes: −$6,843
• − Insurance: −$3,375
• − Repairs & maintenance: −$6,629
• − Management: −$6,629
• − HOA: −$852
• − Depreciation: −$19,636
• Taxable income: $1,088
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $11,653/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — North Conway

• Score: 75/100
• State rank: #27
• US rank: #3862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Conway, NH
• City population: 3,978
• Population (ZIP): 3,780

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 8% Serbian 7% Lithuanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

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: ▼ -25.63%
• Current HPI: 393.4218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+350.3% since first listed

12 events — show timeline

• 2026-05-28 Listed $675,000 PrimeMLS
• 2021-11-16 Sold (Public Records) $485,000 Public Records
• 2021-11-15 Sold (MLS) $485,000 PrimeMLS
• 2021-10-04 Contingent — PrimeMLS
• 2021-09-30 Listed $479,000 PrimeMLS
• 2020-10-16 Sold (Public Records) $410,000 Public Records
• 2020-10-16 Sold (MLS) $410,000 PrimeMLS
• 2020-08-14 Contingent — PrimeMLS
• 2020-08-13 Listed $410,000 PrimeMLS
• 2000-11-29 Sold (Public Records) $149,900 Public Records
• 2000-11-29 Sold (MLS) $149,900 PrimeMLS
• 2000-09-15 Listed $149,900 PrimeMLS

Property tax history

+5.9%/yr

Latest (2025): $6,843 · -8.4% YoY. Source: county tax records.