100 River St · North Walpole, NH 03602

$157,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 184 Days on market

Built 1940 6,969 sqft lot Est $272k · 42% under

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on market due to buyer's inability to obtain financing at no fault of seller! Investors take note! This delightful Cape is brimming with potential. Enjoy 3 bedrooms, a spacious living room, generous kitchen, and hardwood floors, all in a desirable area at an unbeatable value. Outside, you'll find an inviting green space with mature decorative trees, room for gardens, and a soothing stream framed by a wooded backdrop, instant curb appeal! Wood stove hookup, built-in storage/shed, and the roof and furnace are both under 10 years old. Property sold as-is, won’t qualify for FHA/VA financing. Bring your vision & tools to unlock the full potential of this hidden gem!

Key facts

• Wooded backdrop
• Soothing stream
• Newer wood stove

Tags

• HARDWOOD FLOORS
• MATURE DECORATIVE TREES
• SOOTHING STREAM
• WOODED BACKDROP
• BUILT-IN STORAGE
• NEWER WOOD STOVE

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Driveway parking (dirt and gravel)
• Utilities: Drilled private well; Septic system with leach field; Circuit breaker electrical service; Fiber optic internet available; Cable available
• Home design: Cape-style home; Existing construction
• Construction: Built in 1940; Vinyl siding; Asphalt shingle roof
• Exterior features: Level, open, and wooded lot; Public road frontage (approximately 200 feet); Dirt and gravel driveway; White exterior color

Interior

• Kitchen: Electric stove; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on level 2; Two additional bedrooms on level 2
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Oil forced-air heat
• Interior features: Five total rooms; Crawl space basement with interior access
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#25 in NH, #3,506 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Fall Mountain Regional School District (rural): math 32% / reading 47% proficiency, ranked #65 of 98 in NH (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alstead Primary School (math 30% / reading 50%, grade F, #155 of 263 statewide, top 62%, 80 students, 44% FRL); Fall Mountain Regional High School (math 37% / reading 62%, grade D, #37 of 90 statewide, top 49%, 487 students, 32% FRL).
• Market conditions: 19 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 $17k 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 $44k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $271,846
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 River St	0.15mi	3/1.0	1,208 (-3%)	9mo	$222,000	$184	80
100 River St	0.00mi	3/1.0	1,074 (-14%)	1mo	$157,000	$146	76
31 Pleasant St	0.56mi	2/2.0 (-1)	1,200 (-4%)	6mo	$380,000	$317	54
145 River St	0.22mi	4/1.0 (+1)	1,396 (+12%)	14mo	$305,000	$218	53
214 River St	0.53mi	2/1.0 (-1)	1,308 (+5%)	11mo	$290,000	$222	53

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: 39.2%
• Equity multiple: 4.01×
• Total profit: $132,338
• Equity at exit: $141,438

10-year hold

• IRR: 33.8%
• Equity multiple: 9.03×
• Total profit: $353,170
• Equity at exit: $305,016

Cash invested: $43,960 (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 03602

• Home prices YoY: 25.8%
• Active inventory: 19
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,438 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $734

Break-even live

Break-even rent $1,509

Max offer price $157,000

Occupancy floor 65%

Sensitivity live

Price	-10% $823	-5% $778	+0% $734	+5% $689	+10% $645
Rent	-10% $541	-5% $637	+0% $734	+5% $830	+10% $926
Rate	-1.0pp $813	-0.5pp $774	base $734	+0.5pp $693	+1.0pp $652

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-12
   status Pending
2. 2026-04-05
   status Active
3. 2025-11-01
   historical Active with Contract
4. 2025-10-17
   status Active
5. 2025-10-14
   historical Active with Contract
6. 2025-10-10
   listed $157,000 Active

ⓘ 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: $2,844 · $237/mo
• Projected year-2 tax: $3,133 · $261/mo
• Expected delta: +$289/yr (+$24/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $29,254
• − Mortgage interest: −$8,794
• − Property taxes: −$2,844
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − Depreciation: −$4,567
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $7,176/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: Fall Mountain Regional School District
• NCES district ID: 3302990
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $53,411
• Composite: 34.35/100
• National rank: #5227
• State rank: #65 of 98 in NH

Livability — North Walpole

• Score: 76/100
• State rank: #25
• US rank: #3506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 618
• Population (ZIP): 2,415

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 5% Slovak 5% Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 75.84%
• Current HPI: 369.4719
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

6 events — show timeline

• 2026-04-12 Pending — PrimeMLS
• 2026-04-05 Relisted — PrimeMLS
• 2025-11-01 Contingent — PrimeMLS
• 2025-10-17 Relisted — PrimeMLS
• 2025-10-14 Contingent — PrimeMLS
• 2025-10-10 Listed $157,000 PrimeMLS

Property tax history

-0.7%/yr

Latest (2024): $2,844 · +6.1% YoY. Source: county tax records.