10 Lakeside West Dr Unit 56 B · North Woodstock, NH 03262

$55,000

3 bd · 3.0 ba · 1,222 sqft · Condo · 11 Days on market

Built 1986 $526/mo HOA · 6% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This top floor Quarter Share (you have use 1 week per month) is an end unit located in the Greenleaf building. Enjoy phenomenal views from two separate decks overlooking The Deer Park Lake, South Peak slopes and up towards “The Notch” located right next door to the club house. Inside you'll find 3 bedrooms on 2 floors, 3 full baths one with a huge Jacuzzi tub. Fully furnished and equipped, ready to start enjoying. Owning a quarter share is an affordable alternative to whole ownership. It is NOT a time share; you own the actual real estate. Deer Park has a fantastic amenities package which includes and indoor pool, Jacuzzi, racquetball, weight room, cardio room outdoor tennis courts, ice skating and shuttle bus to Loon Mountain during the ski season.

Key facts

• Lake views
• Mountain panoramas
• Top-floor end unit

Tags

• LAKE VIEWS
• MOUNTAIN PANORAMAS
• TOP-FLOOR END UNIT
• TWO PRIVATE DECKS
• JACUZZI TUB
• RESORT-CALIBER AMENITIES

Property features AI

Finance

• Other: Property is part of Deer Park Resort development; Directions: I-93 to Exit 32; right at ramp; 1/8 mile to Deer Park entrance; turn onto Deer Park Drive and follow to Lakeside West Drive just past clubhouse; first building on right
• Financial info: Timeshare/fractional ownership: 25% share
• HOA & community: Condo fees apply (monthly fee); Monthly association fee covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, trash, condo association fee, HOA fee, internet, firewood and more; One-time buy-in fee required; Association amenities include building maintenance, clubhouse, exercise facility, management plan, master insurance, recreation facilities, indoor storage, landscaping, basketball and tennis courts, beach access and rights, common acreage, common heating/cooling, hot tub, indoor heated pool, sauna, snow removal, trash removal, coin laundry, locker rooms and pool facilities

Exterior

• Parking: Common/shared paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electric service (NHEC); LP/bottle gas available (White Mtn. Propane); Cable and high-speed internet available (Spectrum); Telephone available; Underground utilities
• Home design: End unit, multi-level top-floor condominium; Brown exterior; Shingle (asphalt) roof; Unit/Lot 56 B; Built in 1986
• Construction: Wood frame construction with wood exterior; Shingle (asphalt) roof; Year built 1986
• Exterior features: Beach access and shared/private water access to Deer Pond; Lake frontage and lake view with shared waterfront rights; Condo development setting with landscaped, level grounds; Mountain, valley and river views nearby; Near golf course, shopping, skiing and snowmobile trails; Recreational and in-town location

Interior

• Kitchen: Kitchen on level 1 (10.10 x 12.2); Includes stove (electric) and refrigerator; Dishwasher
• Bedrooms: Master bedroom on level 1 (17.5 x 10.6); Bedroom on level 1 (12 x 10.6); Bedroom on level 2 (17 x 14.6)
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Propane heating with direct vent and hot air options, wall furnace; Wall AC units and mini-split cooling
• Interior features: Five total rooms; Interior access to basement; Climate-controlled full basement with concrete floor, interior stairs, assigned and locked storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $55k).

Location & tenants

• Location reads 59/100 on livability (#91 in NH) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Lincoln-Woodstock School District (rural): math 40% / reading 40% proficiency, ranked #140 of 171 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $2k appreciation (4.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $55,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 15.68% ✓
• Cap rate: 135.19%
• Cash-on-cash: 460.34%
• DSCR: 21.48
• GRM: 0.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 26.08×
• Total profit: $386,219
• Equity at exit: $27,793

10-year hold

• IRR: —
• Equity multiple: 55.86×
• Total profit: $844,805
• Equity at exit: $45,383

Cash invested: $15,400 (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 03262

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $8,625 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$526
• Vacancy / Maint / Mgmt: −$1,811
• Net cashflow: $5,908

Break-even live

Break-even rent $1,147

Max offer price $55,000

Occupancy floor 27%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Pollard Rd Unit 4 Lincoln, NH	2.0	2.0	1000	$2,250	$2.25	44d	1	1.32mi
51 Pollard Rd Lincoln, NH	2.0	2.0	1000	$15,000	$15.00	44d	1	1.32mi

HOA detail condo

• Monthly dues: $526 · $6,312/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-09
   listed $55,000 Active 1471-char remark
2. 2022-10-21
   soldstatus $50,000 Closed 771-char remark

   Show marketing remark (771 chars)

   This top floor Quarter Share (you have use 1 week per month) is an end unit located in the Greenleaf building. Enjoy phenomenal views from two separate decks overlooking The Deer Park Lake, South Peak slopes and up towards “The Notch” located right next door to the club house. Inside you'll find 3 bedrooms on 2 floors, 3 full baths one with a huge Jacuzzi tub. Fully furnished and equipped, ready to start enjoying. Owning a quarter share is an affordable alternative to whole ownership. It is NOT a time share; you own the actual real estate. Deer Park has a fantastic amenities package which includes and indoor pool, Jacuzzi, racquetball, weight room, cardio room outdoor tennis courts, ice skating and shuttle bus to Loon Mountain during the ski season.

3. 2022-09-27
   status Pending 771-char remark

   Show marketing remark (771 chars)

   This top floor Quarter Share (you have use 1 week per month) is an end unit located in the Greenleaf building. Enjoy phenomenal views from two separate decks overlooking The Deer Park Lake, South Peak slopes and up towards “The Notch” located right next door to the club house. Inside you'll find 3 bedrooms on 2 floors, 3 full baths one with a huge Jacuzzi tub. Fully furnished and equipped, ready to start enjoying. Owning a quarter share is an affordable alternative to whole ownership. It is NOT a time share; you own the actual real estate. Deer Park has a fantastic amenities package which includes and indoor pool, Jacuzzi, racquetball, weight room, cardio room outdoor tennis courts, ice skating and shuttle bus to Loon Mountain during the ski season.

4. 2022-09-27
   listed $50,000 Active 771-char remark

   Show marketing remark (771 chars)

   This top floor Quarter Share (you have use 1 week per month) is an end unit located in the Greenleaf building. Enjoy phenomenal views from two separate decks overlooking The Deer Park Lake, South Peak slopes and up towards “The Notch” located right next door to the club house. Inside you'll find 3 bedrooms on 2 floors, 3 full baths one with a huge Jacuzzi tub. Fully furnished and equipped, ready to start enjoying. Owning a quarter share is an affordable alternative to whole ownership. It is NOT a time share; you own the actual real estate. Deer Park has a fantastic amenities package which includes and indoor pool, Jacuzzi, racquetball, weight room, cardio room outdoor tennis courts, ice skating and shuttle bus to Loon Mountain during the ski season.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $103,500
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$8,280
• − Management: −$8,280
• − HOA: −$6,312
• − Depreciation: −$1,600
• Taxable income: $74,847
• Est. tax owed @ 24.0%: −$17,963
• After-tax cash flow: $52,929/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: Lincoln-Woodstock School District
• NCES district ID: 3304260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,324
• Composite: 36.47/100
• National rank: #9328
• State rank: #140 of 171 in NH

Livability — North Woodstock

• Score: 59/100
• State rank: #91
• US rank: #19806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Woodstock, NH
• Population (ZIP): 1,172

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 13% Italian 7% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 457.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.2% since first listed

6 events — show timeline

• 2026-06-16 Sold (MLS) $55,100 PrimeMLS
• 2026-05-20 Pending — PrimeMLS
• 2026-05-09 Listed $55,000 PrimeMLS
• 2022-10-21 Sold (MLS) $50,000 PrimeMLS
• 2022-09-27 Pending — PrimeMLS
• 2022-09-27 Listed $50,000 PrimeMLS