156 Deer Park Dr Unit 131 A · North Woodstock, NH 03262

$28,000

1 bd · 2.0 ba · 1,152 sqft · Condo public records · 72 Days on market

Built 1989 $24/sqft · 41% below area Est $48k · 41% under $454/mo HOA · 7% 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 +15.0/15.0
• 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 first floor Quarter Share (you have use 1 week per month) is an end unit located in the Mountain View building. Enjoy great views of Franconia Notch, South Peak slopes and just a short stroll to the club house. Inside you'll find 2 bedrooms, 2 full baths you can either use one large unit or lock out into two separate units. One side features a living room with gas fireplace to warm you on cold winter evenings, a full size kitchen to cook for the entire family, a bedroom and full bath. The other side is a studio with Queen Murphy bed, living area, kitchenette and full bath. Living areas on both sides have pull out sofas with queen beds to sleep 8 in all. 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

• Gas fireplace
• Queen murphy bed
• Great views

Tags

• GREAT VIEWS
• SHORT STROLL TO CLUB HOUSE
• GAS FIREPLACE
• FULL SIZE KITCHEN
• QUEEN MURPHY BED
• INDOOR POOL

🏷️ Possibly a rental listed for sale. The $28,000 price doesn't fit this home's estimated sale value (~$47,770) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $28k.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($194 loan paydown + $1k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 21.93% ✓
• Cap rate: 186.90%
• Cash-on-cash: 645.01%
• DSCR: 29.70
• GRM: 0.4

CMA / ARV

• ARV (median comp): $47,770
• List price: $28,000
• Delta: -41.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 35.90×
• Total profit: $273,599
• Equity at exit: $14,149

10-year hold

• IRR: —
• Equity multiple: 77.10×
• Total profit: $596,611
• Equity at exit: $23,104

Cash invested: $7,840 (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: 0.4×

Monthly cashflow live

• Estimated rent: $6,142 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$12
• HOA: −$454
• Vacancy / Maint / Mgmt: −$1,290
• Net cashflow: $4,214

Break-even live

Break-even rent $807

Max offer price $28,000

Occupancy floor 26%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Cooper Memorial Dr #203 Lincoln, NH	1.0	2.0	800	$1,600	$2.00	43d	1	1.00mi
51 Pollard Rd Unit 4 Lincoln, NH	2.0	2.0	1000	$2,250	$2.25	43d	1	1.37mi
51 Pollard Rd Lincoln, NH	2.0	2.0	1000	$15,000	$15.00	43d	1	1.37mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-17
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   This first floor Quarter Share (you have use 1 week per month) is an end unit located in the Mountain View building. Enjoy great views of Franconia Notch, South Peak slopes and just a short stroll to the club house. Inside you'll find 2 bedrooms, 2 full baths you can either use one large unit or lock out into two separate units. One side features a living room with gas fireplace to warm you on cold winter evenings, a full size kitchen to cook for the entire family, a bedroom and full bath. The other side is a studio with Queen Murphy bed, living area, kitchenette and full bath. Living areas on both sides have pull out sofas with queen beds to sleep 8 in all. 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.

2. 2026-03-06
   listed $28,000 Active 1008-char remark

   Show marketing remark (1008 chars)

   This first floor Quarter Share (you have use 1 week per month) is an end unit located in the Mountain View building. Enjoy great views of Franconia Notch, South Peak slopes and just a short stroll to the club house. Inside you'll find 2 bedrooms, 2 full baths you can either use one large unit or lock out into two separate units. One side features a living room with gas fireplace to warm you on cold winter evenings, a full size kitchen to cook for the entire family, a bedroom and full bath. The other side is a studio with Queen Murphy bed, living area, kitchenette and full bath. Living areas on both sides have pull out sofas with queen beds to sleep 8 in all. 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.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $305 · $25/mo
• Projected year-2 tax: $458 · $38/mo
• Expected delta: +$153/yr (+$13/mo · 50.1%)

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

Taxation est. · year 1

• Rental income: $73,701
• − Mortgage interest: −$1,568
• − Property taxes: −$305
• − Insurance: −$140
• − Repairs & maintenance: −$5,896
• − Management: −$5,896
• − HOA: −$5,448
• − Depreciation: −$815
• Taxable income: $53,633
• Est. tax owed @ 24.0%: −$12,872
• After-tax cash flow: $37,697/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

2 events — show timeline

• 2026-05-17 Pending — PrimeMLS
• 2026-03-06 Listed $28,000 PrimeMLS

Property tax history

-4.8%/yr

Latest (2022): $305 · -3.2% YoY. Source: county tax records.