108 Cherry Valley Rd #7 · Laconia, NH 03249

$225,000

3 bd · 1.0 ba · 858 sqft · Condo public records · 3 Days on market

Built 1967 $375/mo HOA · 16% of rent

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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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover affordable, low-maintenance living in this charming 3-bedroom, 1-bathroom condo located in the picturesque village of Gilford, NH. Perfectly suited for year-round living, an investment property, or a vacation retreat, this home offers a comfortable layout and convenient lifestyle. You'll appreciate the eat-in kitchen, large living room, and walk-out deck. Located furthest from the road and backing up to acres of forest, this end-unit is one of the most desired locations within the association. The condo association takes care of all the hard work, including landscaping, snow removal, water, septic, and trash removal, making it truly hassle-free. Situated close to some of the area’s top attractions, you'll enjoy quick access to Gunstock Ski Resort, the Bank of NH Music Pavilion for live entertainment, and the stunning Gilford Town Beach on Lake Winnipesaukee for summer relaxation. Whether you're hitting the slopes, attending a concert, or enjoying the lake, this property puts you right in the heart of it all. Don't miss this opportunity to own an affordable and easy-to-maintain home in one of New Hampshire's most desirable locations!

Key facts

• Private deck
• Functional kitchen
• Wooded setting

Tags

• PRIVATE DECK
• FUNCTIONAL KITCHEN
• IN UNIT LAUNDRY
• WOODED SETTING
• GILFORD RESIDENT ACCESS
• NEARBY GILFORD SCHOOLS

Property features AI

Finance

• Other: Located in Gilford Terrace development; Public road frontage; Common land of 10 acres
• HOA & community: Condo association with monthly fee of $375; Fee covers landscaping, plowing/snow removal, sewer, trash, water; Association provides landscaping, snow removal, and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Drilled well (shared) with water restrictions; Shared septic; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: End unit; Existing construction; Built in 1967
• Construction: Wood frame construction; Asphalt shingle roof; Unit/lot number 7
• Exterior features: Country setting; Near schools; Lake Winnipesaukee access for municipal residents

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat
• Interior features: Five total rooms; Carpet and laminate flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $220k (2.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#20 in NH, #2,314 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Gilford School District (rural): math 52% / reading 52% proficiency, ranked #32 of 98 in NH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Gilford Elementary School (math 57% / reading 62%, grade B-, #42 of 263 statewide, top 19%, 322 students, 13% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 86 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $190k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,371 (2.1% 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. Built in 1967 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 8.1

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: 24.0%
• Equity multiple: 2.92×
• Total profit: $121,091
• Equity at exit: $202,698

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $358,342
• Equity at exit: $437,126

Cash invested: $63,000 (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 03249

• Home prices YoY: 8.5%
• Active inventory: 86
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,315 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$375
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-26

Break-even live

Break-even rent $2,348

Max offer price $220,371

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-19
   days on market $225,000 Active 3 DOM
2. 2026-06-18
   days on market $225,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $225,000 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: $1,676 · $140/mo
• Projected year-2 tax: $3,290 · $274/mo
• Expected delta: +$1,614/yr (+$135/mo · 96.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $27,776
• − Mortgage interest: −$12,603
• − Property taxes: −$1,676
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$4,500
• − Depreciation: −$6,545
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $625/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: Gilford School District
• NCES district ID: 3303180
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $65,107
• Composite: 45.9/100
• National rank: #2550
• State rank: #32 of 98 in NH

Livability — Laconia

• Score: 79/100
• State rank: #20
• US rank: #2314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,103
• Population (ZIP): 7,785

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 12% Italian 5% Slovak 4%
• Foreign-born: 3% · China, South Korea
• Languages at home: 96% English-only · Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.06%
• Current HPI: 420.4481
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+143.2% since first listed

14 events — show timeline

• 2026-06-16 Listed $225,000 PrimeMLS
• 2025-02-28 Sold (MLS) $190,000 PrimeMLS
• 2025-02-13 Contingent — PrimeMLS
• 2025-02-04 Listed $205,000 PrimeMLS
• 2020-12-09 Sold (Public Records) $110,000 Public Records
• 2020-12-08 Sold (MLS) $110,000 PrimeMLS
• 2020-12-08 Sold (MLS) $110,000 PrimeMLS
• 2020-10-28 Contingent — PrimeMLS
• 2020-10-28 Contingent — PrimeMLS
• 2020-10-18 Listed $114,900 PrimeMLS
• 2020-10-17 Listed $114,900 PrimeMLS
• 2004-08-25 Sold (MLS) $87,500 PrimeMLS
• 2004-06-02 Delisted — PrimeMLS
• 2004-04-29 Listed $92,500 PrimeMLS

Property tax history

+1.2%/yr

Latest (2025): $1,676 · +5.3% YoY. Source: county tax records.