13 Darwin Dr · Stewartstown, NH 03597

$60,000

2 bd · 1.0 ba · 422 sqft · SingleFamily public records · 45 Days on market

Built 2013 $320/mo HOA · 34% of rent ↓ 6% since listing

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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 +14.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy low-maintenance living and direct access to the North Country's outdoor recreation from this stick-built home located in Laflamme's Hillside Acres. With direct ATV and snowmobile trail access right from your door, this property is perfect for those looking to enjoy a cozy getaway retreat. The efficient layout offers easy upkeep and affordable living without sacrificing comfort. Conveniently located with easy access to Colebrook, Pittsburg and Vermont, this property is ideal as a primary residence or second home. Monthly Park rent is $320, and sale is subject to park owner approval.

Key facts

• Built 2013
• Listed 44 days

Property features AI

Finance

• Other: Tax year 2025
• HOA & community: Monthly HOA fee of 320

Exterior

• Parking: Dirt and gravel driveway
• Utilities: Public water; Public sewer; 100 Amp electric; High-speed internet available; Propane fuel service (C Bean)
• Home design: Cabin-style property; Existing construction
• Construction: Built in 2013; Wood frame construction with wood exterior; Metal roof
• Exterior features: Leased lot; Level and open setting; Recreational neighborhood with nearby trails and snowmobile/ATV access; Subdivision (Laflamme's Hillside Acres, LLC); Road frontage on a privately maintained dirt/gravel road

Interior

• Kitchen: Refrigerator; Electric stove
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Propane heating; Vented gas heater
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $8 ($101/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Stewartstown School District (rural): math 30% / reading 40% proficiency, ranked #151 of 171 in NH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stewartstown Community School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 53 students, 70% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.58% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.47×
• Total profit: $7,976
• Equity at exit: $26,979

10-year hold

• IRR: 11.0%
• Equity multiple: 2.66×
• Total profit: $27,949
• Equity at exit: $41,577

Cash invested: $16,800 (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 03597

• Active inventory: 5
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$25
• HOA: −$320
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $8

Break-even live

Break-even rent $937

Max offer price $60,000

Occupancy floor 94%

Sensitivity live

Price	-10% $42	-5% $25	+0% $8	+5% $-9	+10% $-26
Rent	-10% $-66	-5% $-29	+0% $8	+5% $46	+10% $83
Rate	-1.0pp $39	-0.5pp $24	base $8	+0.5pp $-7	+1.0pp $-23

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 19 events

1. 2026-06-21
   days on market $60,000 Active 45 DOM
2. 2026-06-21
   days on market $60,000 Active 44 DOM
3. 2026-06-18
   days on market $60,000 Active 42 DOM
4. 2026-06-17
   days on market $60,000 Active 41 DOM
5. 2026-06-16
   days on market $60,000 Active 40 DOM
6. 2026-06-15
   days on market $60,000 Active 39 DOM
7. 2026-06-13
   days on market $60,000 Active 37 DOM
8. 2026-06-12
   days on market $60,000 Active 36 DOM
9. 2026-06-09
   days on market $60,000 Active 33 DOM
10. 2026-06-08
    days on market $60,000 Active 32 DOM
11. 2026-06-07
    days on market $60,000 Active 31 DOM
12. 2026-06-05
    days on market $60,000 Active 29 DOM
13. 2026-06-04
    days on market $60,000 Active 27 DOM
14. 2026-06-02
    days on market $60,000 Active 26 DOM
15. 2026-06-01
    days on market $60,000 Active 25 DOM
16. 2026-05-31
    days on market $60,000 Active 24 DOM
17. 2026-05-07
    listed $60,000 Active
18. 2025-09-10
    price $60,000
19. 2025-01-11
    price $64,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$172/yr (+$14/mo · 17.8%)

ⓘ 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 1/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,367
• − Mortgage interest: −$3,361
• − Property taxes: −$964
• − Insurance: −$300
• − Repairs & maintenance: −$909
• − Management: −$909
• − HOA: −$3,840
• − Depreciation: −$1,745
• Taxable loss: −$662
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $259/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: Stewartstown School District
• NCES district ID: 3306360
• Math proficiency: 30% ▲ 19.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $38,301
• Composite: 31.84/100
• National rank: #11071
• State rank: #151 of 171 in NH

Livability — Stewartstown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Stewartstown, NH
• Population (ZIP): 553

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 3%
• Common ancestry: Lithuanian 16% German 7% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Spanish 3%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

3 events — show timeline

• 2026-05-07 Listed $60,000 PrimeMLS
• 2025-09-10 Price Changed $60,000 PrimeMLS
• 2025-01-11 Price Changed $64,000 PrimeMLS

Property tax history

+15.8%/yr

Latest (2024): $964 · -40.5% YoY. Source: county tax records.