1 River Run Dr Unit Week 43 - Oct. 25-Nov 1, 2026 · Bartlett, NH 03812

$7,000

1 bd · 1.5 ba · 1,100 sqft · Condo · 185 Days on market

Built 1979 $68/mo HOA · 3% of rent ↓ 22% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy Week 43 at Attitash Mountain Resort! Create lasting memories with your family in the stunning White Mountains of New Hampshire. This timeshare offers the perfect blend of relaxation and adventure—whether you choose to stay and explore the beauty of Attitash or trade your week for an exciting getaway elsewhere! The resort features exceptional amenities and activities to keep everyone entertained, from outdoor adventures to cozy indoor comforts. For more details on everything Attitash Mountain Village has to offer, visit Attitashmtvillage.com. Don’t miss this opportunity to own a piece of vacation paradise!

Key facts

• $68 HOA
• Community pool
• Built 1979

Property features AI

Finance

• Other: Located in the Attitash Mountain Village development (Sawyer River Lodge area)
• Financial info: Timeshare/fractional ownership (weeks); ownership amount: 1 week; Resort fee noted
• HOA & community: Condo fees apply (annual); Typical association fee covers cable, condo association fee, cooling, electric, heat, hot water, internet, landscaping, recreation, sewer, trash, and water; Association amenities include clubhouse, common acreage, coin laundry, exercise facility, hot tub, locker rooms, management plan, master insurance, heated indoor pool, recreation facility, security, and snow removal; One-time fees may apply

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 amp electrical service; Cable internet available
• Home design: Hotel-style condominium; Existing construction; Unit designated as Week 43 (Oct 25–Nov 1, 2026)
• Construction: Combination exterior construction; Asphalt shingle roof; Built in 1979
• Exterior features: Condo development; Landscaped grounds; Mountain view; Recreational area access; Ski area access; Abuts conservation land; Near country club and golf course; Near walking paths; Near shopping, skiing, and snowmobile trails; Near hospital

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bedrooms: One bedroom on level 1
• Bathrooms: One full bath on level 1; One half bath on level 1
• Heating & cooling: Direct vent heating; Mini-split cooling
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $7k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $7k).
• Recommended offer: $6k (12.0% below list) — sets the bar for market timing.
• Cap rate 249.9% vs local median 1.9% in Bartlett — 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 74/100 on livability (#34 in NH, #4,895 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, amenities F, commute D-.
• Bartlett School District (rural): math 60% / reading 65% proficiency, ranked #53 of 171 in NH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Josiah Bartlett Elementary School (math 32% / reading 52%, grade F, #141 of 263 statewide, top 58%, 189 students, 31% FRL).
• Zoned-school proficiency averages 42% at this address vs 62% district-wide (-20 pts) — the specific schools serving this property underperform the Bartlett School District average; the district grade overstates school quality for this exact location.
• Market conditions: 52 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $48 of loan paydown is wiped out by about $187 of value loss. Plan a longer hold.
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Recommended offer $6,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 27.80% ✓
• Cap rate: 249.90%
• Cash-on-cash: 870.04%
• DSCR: 39.71
• GRM: 0.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 46.69×
• Total profit: $89,543
• Equity at exit: $1,148

10-year hold

• IRR: —
• Equity multiple: 100.43×
• Total profit: $194,890
• Equity at exit: $785

Cash invested: $1,960 (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 03812

• Home prices YoY: -0.7%
• Active inventory: 52
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$37
• Tax est. 1.5%: −$9 /mo · $105/yr
• Insurance: −$3
• HOA: −$68
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $1,421

Break-even live

Break-even rent $147

Max offer price $7,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,426	-5% $1,423	+0% $1,421	+5% $1,419	+10% $1,416
Rent	-10% $1,267	-5% $1,344	+0% $1,421	+5% $1,498	+10% $1,575
Rate	-1.0pp $1,425	-0.5pp $1,423	base $1,421	+0.5pp $1,419	+1.0pp $1,417

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $68 · $816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $7,000 Active 185 DOM
2. 2026-06-21
   days on market $7,000 Active 184 DOM
3. 2026-06-18
   days on market $7,000 Active 182 DOM
4. 2026-06-17
   days on market $7,000 Active 181 DOM
5. 2026-06-16
   days on market $7,000 Active 180 DOM
6. 2026-06-15
   days on market $7,000 Active 179 DOM
7. 2026-06-13
   days on market $7,000 Active 177 DOM
8. 2026-06-12
   days on market $7,000 Active 176 DOM
9. 2026-06-09
   days on market $7,000 Active 173 DOM
10. 2026-06-08
    days on market $7,000 Active 172 DOM
11. 2026-06-07
    days on market $7,000 Active 171 DOM
12. 2026-06-07
    days on market $7,000 Active 170 DOM
13. 2026-06-04
    days on market $7,000 Active 167 DOM
14. 2026-06-02
    days on market $7,000 Active 166 DOM
15. 2026-06-01
    days on market $7,000 Active 165 DOM
16. 2026-05-31
    days on market $7,000 Active 164 DOM
17. 2026-04-09
    price $7,000
18. 2025-12-18
    listed $9,000 Active

ⓘ 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: $23,354
• − Mortgage interest: −$392
• − Property taxes: −$105
• − Insurance: −$35
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − HOA: −$816
• − Depreciation: −$204
• Taxable income: $18,065
• Est. tax owed @ 24.0%: −$4,336
• After-tax cash flow: $12,717/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: Bartlett School District
• NCES district ID: 3301680
• Math proficiency: 60% ▬ 0.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $48,374
• Composite: 54.49/100
• National rank: #2895
• State rank: #53 of 171 in NH

Livability — Bartlett

• Score: 74/100
• State rank: #34
• US rank: #4895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 909

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Black 1%
• Common ancestry: Lithuanian 11% Polish 7% Slovak 6%
• Foreign-born: 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.67%
• Current HPI: 366.6444
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.2% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $7,000 PrimeMLS
• 2025-12-18 Listed $9,000 PrimeMLS