104 Jones Rd · Charlestown, NH 03603

$229,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 9 Days on market

Built 1940 0.46 ac lot Est $283k · 19% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOTS OF POTENTIAL, BUT NOT A LOT OF MONEY ! Make this your new home and stop paying rent! This is a 3 bedroom, 1 bath fixer-upper on a quiet back road. First floor is a kitchen, living room, master, full bath and den or office. The 2nd floor has 2 more good sized bedrooms. Covered porch on one side, a newer large open deck on the other. Town water and sewer, forced hot air heat & newer windows. A nice lot with the room to build a garage & have a vegetable garden. Maybe horse shoe pits & a swing set? Some vinyl siding. Metal roofing. Plenty of off road parking. Laminate and carpeted floors. THIS PROPERTY IS BEING SOLD AS IS. Listing agent a relative of the seller.

Key facts

• Peaceful lot
• Backyard
• Natural light

Tags

• BACKYARD
• NATURAL LIGHT
• PEACEFUL LOT

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; 100 amp electric service; High-speed internet available
• Home design: Cape-style home; Existing construction; Metal roof; Entry level: 1st floor
• Construction: Wood frame construction; Built in 1940
• Exterior features: Country setting; Dirt driveway; Public road frontage

Interior

• Kitchen: Kitchen on 1st level; Dishwasher; Refrigerator
• Bedrooms: Bedroom on 1st level; Two bedrooms on 2nd level
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heat; Hot air heating
• Interior features: 6 total rooms; Walkout basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.6% below list).
• Recommended offer: $184k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Charlestown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#39 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: housing D, health & safety D, amenities 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: Fall Mountain Regional High School (math 37% / reading 62%, grade D, #37 of 90 statewide, top 49%, 487 students, 32% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $50k; list at $229k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,051 (19.6% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $283,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Pebblewood Dr #141	0.61mi	3/2.0	1,167 (-0%)	24mo	$95,000	$81	47
40 James St	0.57mi	2/1.0 (-1)	1,032 (-12%)	8mo	$249,900	$242	42

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $114,162
• Equity at exit: $206,301

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $344,632
• Equity at exit: $444,897

Cash invested: $64,120 (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 03603

• Home prices YoY: 8.6%
• Active inventory: 37
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$324 /mo · $3,891/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-167

Break-even live

Break-even rent $2,051

Max offer price $199,576

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-102	+0% $-167	+5% $-231	+10% $-296
Rent	-10% $-312	-5% $-239	+0% $-167	+5% $-94	+10% $-21
Rate	-1.0pp $-51	-0.5pp $-108	base $-167	+0.5pp $-226	+1.0pp $-286

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   status $229,000 Pending 9 DOM
2. 2026-06-18
   days on market $229,000 Active 9 DOM
3. 2026-06-17
   days on market $229,000 Active 8 DOM
4. 2026-06-16
   days on market $229,000 Active 7 DOM
5. 2026-06-15
   days on market $229,000 Active 6 DOM
6. 2026-06-14
   status $229,000 Active 4 DOM
7. 2026-06-07
   statusdays on market $229,000 Pending 4 DOM
8. 2026-06-02
   remarks 689-char remark
9. 2026-06-02
   listed $229,000 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: $3,891 · $324/mo
• Projected year-2 tax: $4,442 · $370/mo
• Expected delta: +$551/yr (+$46/mo · 14.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,086
• − Mortgage interest: −$12,828
• − Property taxes: −$3,891
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$6,662
• Taxable loss: −$5,973
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-565/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 — Charlestown

• Score: 71/100
• State rank: #39
• US rank: #6553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,272

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Asian 2%
• Common ancestry: Lithuanian 11% Slovak 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.27%
• Current HPI: 320.9344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+281.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $229,000 PrimeMLS
• 2025-11-18 Price Changed $219,000 PrimeMLS
• 2016-07-20 Sold (MLS) $50,000 PrimeMLS
• 2016-06-18 Pending — PrimeMLS
• 2016-06-11 Listed $60,000 PrimeMLS

Property tax history

+3.4%/yr

Latest (2024): $3,891 · +6.0% YoY. Source: county tax records.