190 Ashuelot St · Winchester, NH 03470

$129,000

3 bd · 1.0 ba · 1,457 sqft · SingleFamily public records · 7 Days on market

Built 1852 1.40 ac lot Est $159k · 19% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +8.8/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors! Nice lot, 2 car garage, house need a lot of work. Great investment. Sold as is where is. Most or all items will remain with sale at no additional cost.

Key facts

• 1.4 acres
• 1.4 acre lot
• 2 garage spots

Tags

• 1.4 ACRES
• LARGE COUNTRY KITCHEN
• DETACHED 2-CAR GARAGE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Private sewer; 60 amp electrical service; Fiber optic internet available; Cable service available
• Home design: Cape-style home; Existing structure; White exterior; Facing direction not specified; Entry level not specified
• Construction: Built in 1852; Wood frame construction; Metal roof; Basement present with dirt floor and walk-up access; stairs to basement
• Exterior features: Country setting with nearby trails and walking paths; Near shopping and schools; Circular dirt driveway; Road frontage present (public, paved, publicly maintained)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating
• Interior features: Six total rooms; Finished living space (portion of total area)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).

Location & tenants

• Location reads 57/100 on livability (#92 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, schools F.
• Winchester School District (rural): math 20% / reading 33% proficiency, ranked #162 of 171 in NH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 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 $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~2 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $80k; list at $129k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1852 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1852 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $158,813
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Back Ashuelot Rd	0.41mi	3/1.5	1,599 (+10%)	24mo	$175,000	$109	43

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: 33.3%
• Equity multiple: 3.60×
• Total profit: $93,811
• Equity at exit: $116,213

10-year hold

• IRR: 28.7%
• Equity multiple: 8.14×
• Total profit: $258,068
• Equity at exit: $250,619

Cash invested: $36,120 (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 03470

• Home prices YoY: 5.2%
• Active inventory: 43
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$312 /mo · $3,750/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $368

Break-even live

Break-even rent $1,320

Max offer price $129,000

Occupancy floor 74%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $129,000 Active 7 DOM
2. 2026-06-17
   days on market $129,000 Active 6 DOM
3. 2026-06-16
   days on market $129,000 Active 5 DOM
4. 2026-06-15
   days on market $129,000 Active 4 DOM
5. 2026-06-13
   days on market $129,000 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $129,000 Active 1 DOM

ⓘ 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: $3,750 · $312/mo
• Projected year-2 tax: $3,750 · $312/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $21,428
• − Mortgage interest: −$7,226
• − Property taxes: −$3,750
• − Insurance: −$645
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$3,753
• Taxable income: $2,626
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,785/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: Winchester School District
• NCES district ID: 3307140
• Math proficiency: 20% ▼ -1.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $44,365
• Composite: 25.72/100
• National rank: #12806
• State rank: #162 of 171 in NH

Livability — Winchester

• Score: 57/100
• State rank: #92
• US rank: #21633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winchester, NH
• Population (ZIP): 5,038

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 7% Italian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% 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: ▲ 18.37%
• Current HPI: 369.641
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+534.4% since first listed

5 events — show timeline

• 2026-06-11 Listed $129,000 PrimeMLS
• 2025-04-21 Sold (MLS) $80,000 PrimeMLS
• 2025-03-26 Pending — PrimeMLS
• 2025-03-24 Listed $80,000 PrimeMLS
• 2004-12-10 Sold (Public Records) $20,333 Public Records

Property tax history

+0.4%/yr

Latest (2024): $3,750 · -7.7% YoY. Source: county tax records.