369 Kings Hwy · Wolfeboro, NH 03855

$389,000

2 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 6 Days on market

Built 2018 4.49 ac lot $248/sqft · 18% below area Est $474k · 18% under

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Why this score? — see what drove the D- 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 +8.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to your own private retreat just minutes from everything the Lakes Region has to offer! Nestled on a sprawling 4.5-acre lot, this beautifully updated open-concept home offers the perfect blend of comfort, privacy, and convenience. Featuring 3 bedrooms and ideal one-level living, the spacious primary suite is a true escape with a huge en suite bath and an oversized walk-in closet conveniently located just off the bathroom. The updated kitchen shines with granite countertops and flows seamlessly into the main living space, making it perfect for entertaining or everyday living. Step outside to enjoy the fenced-in backyard, ideal for pets, gatherings, gardening, or simply relaxing in your peaceful surroundings. With plenty of open space to create the lifestyle you’ve been dreaming of, the possibilities are endless. Additional features include a standby generator for peace of mind and move-in ready condition so all that’s left to do is unpack and enjoy. Located just 10 minutes to downtown Wolfeboro and 10 minutes to Lake Winnipesaukee, you’ll love being close to shopping, dining, boating, and year-round recreation while still enjoying the tranquility of your own private oasis.

Key facts

• 4.49 acre lot
• Built 2018
• Listed 6 days

Property features AI

Exterior

• Utilities: Drilled well water; Septic system; 200 amp electric service; LP/bottle gas; DSL internet available
• Home design: Manufactured / Mobile home; Existing construction; Gray exterior color; Metal roof; Built in 2018
• Construction: Vinyl siding
• Exterior features: Country setting; Hilly terrain; Wooded lot; Near golf course; Near walking paths; Gravel driveway; Other driveway type

Interior

• Kitchen: Cooktop (electric); Range / Stove (electric); Microwave; Dishwasher; Refrigerator; Exhaust hood
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating; Other heating
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $389k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (57.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (59.2% below list).
• Recommended offer: $159k (59.2% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 0.7% in Wolfeboro — 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 69/100 on livability (#51 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $24k appreciation (6.1% local appreciation)).
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $158,595 (59.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.41% ✗
• Cap rate: 2.38%
• Cash-on-cash: -13.97%
• DSCR: 0.38
• GRM: 20.4

CMA / ARV

• ARV (median comp): $473,654
• List price: $389,000
• Delta: -17.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

6.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $34,114
• Equity at exit: $247,336

10-year hold

• IRR: 7.1%
• Equity multiple: 2.49×
• Total profit: $162,722
• Equity at exit: $450,964

Cash invested: $108,920 (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 03855

• Home prices YoY: 1.8%
• Active inventory: 40
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$319 /mo · $3,824/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-1,268

Break-even live

Break-even rent $3,191

Max offer price $165,036

Occupancy floor —

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   listing id $389,000 Pending 6 DOM
2. 2026-05-13
   status Pending 1216-char remark

   Show marketing remark (1216 chars)

   Welcome to your own private retreat just minutes from everything the Lakes Region has to offer! Nestled on a sprawling 4.5-acre lot, this beautifully updated open-concept home offers the perfect blend of comfort, privacy, and convenience. Featuring 3 bedrooms and ideal one-level living, the spacious primary suite is a true escape with a huge en suite bath and an oversized walk-in closet conveniently located just off the bathroom. The updated kitchen shines with granite countertops and flows seamlessly into the main living space, making it perfect for entertaining or everyday living. Step outside to enjoy the fenced-in backyard, ideal for pets, gatherings, gardening, or simply relaxing in your peaceful surroundings. With plenty of open space to create the lifestyle you’ve been dreaming of, the possibilities are endless. Additional features include a standby generator for peace of mind and move-in ready condition so all that’s left to do is unpack and enjoy. Located just 10 minutes to downtown Wolfeboro and 10 minutes to Lake Winnipesaukee, you’ll love being close to shopping, dining, boating, and year-round recreation while still enjoying the tranquility of your own private oasis.

3. 2026-05-13
   status Pending 1216-char remark

   Show marketing remark (1216 chars)

   Welcome to your own private retreat just minutes from everything the Lakes Region has to offer! Nestled on a sprawling 4.5-acre lot, this beautifully updated open-concept home offers the perfect blend of comfort, privacy, and convenience. Featuring 3 bedrooms and ideal one-level living, the spacious primary suite is a true escape with a huge en suite bath and an oversized walk-in closet conveniently located just off the bathroom. The updated kitchen shines with granite countertops and flows seamlessly into the main living space, making it perfect for entertaining or everyday living. Step outside to enjoy the fenced-in backyard, ideal for pets, gatherings, gardening, or simply relaxing in your peaceful surroundings. With plenty of open space to create the lifestyle you’ve been dreaming of, the possibilities are endless. Additional features include a standby generator for peace of mind and move-in ready condition so all that’s left to do is unpack and enjoy. Located just 10 minutes to downtown Wolfeboro and 10 minutes to Lake Winnipesaukee, you’ll love being close to shopping, dining, boating, and year-round recreation while still enjoying the tranquility of your own private oasis.

4. 2026-05-07
   listed $389,000 Active 1216-char remark

   Show marketing remark (1216 chars)

   Welcome to your own private retreat just minutes from everything the Lakes Region has to offer! Nestled on a sprawling 4.5-acre lot, this beautifully updated open-concept home offers the perfect blend of comfort, privacy, and convenience. Featuring 3 bedrooms and ideal one-level living, the spacious primary suite is a true escape with a huge en suite bath and an oversized walk-in closet conveniently located just off the bathroom. The updated kitchen shines with granite countertops and flows seamlessly into the main living space, making it perfect for entertaining or everyday living. Step outside to enjoy the fenced-in backyard, ideal for pets, gatherings, gardening, or simply relaxing in your peaceful surroundings. With plenty of open space to create the lifestyle you’ve been dreaming of, the possibilities are endless. Additional features include a standby generator for peace of mind and move-in ready condition so all that’s left to do is unpack and enjoy. Located just 10 minutes to downtown Wolfeboro and 10 minutes to Lake Winnipesaukee, you’ll love being close to shopping, dining, boating, and year-round recreation while still enjoying the tranquility of your own private oasis.

5. 2026-05-07
   listed $389,000 Active 1216-char remark

   Show marketing remark (1216 chars)

   Welcome to your own private retreat just minutes from everything the Lakes Region has to offer! Nestled on a sprawling 4.5-acre lot, this beautifully updated open-concept home offers the perfect blend of comfort, privacy, and convenience. Featuring 3 bedrooms and ideal one-level living, the spacious primary suite is a true escape with a huge en suite bath and an oversized walk-in closet conveniently located just off the bathroom. The updated kitchen shines with granite countertops and flows seamlessly into the main living space, making it perfect for entertaining or everyday living. Step outside to enjoy the fenced-in backyard, ideal for pets, gatherings, gardening, or simply relaxing in your peaceful surroundings. With plenty of open space to create the lifestyle you’ve been dreaming of, the possibilities are endless. Additional features include a standby generator for peace of mind and move-in ready condition so all that’s left to do is unpack and enjoy. Located just 10 minutes to downtown Wolfeboro and 10 minutes to Lake Winnipesaukee, you’ll love being close to shopping, dining, boating, and year-round recreation while still enjoying the tranquility of your own private oasis.

6. 2015-11-17
   price $29,900
7. 2004-10-22
   soldstatus $65,500
8. 2004-10-06
   historical
9. 2004-06-28
   listed $65,500

ⓘ 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: $3,824 · $319/mo
• Projected year-2 tax: $6,152 · $513/mo
• Expected delta: +$2,328/yr (+$194/mo · 60.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $19,031
• − Mortgage interest: −$21,790
• − Property taxes: −$3,824
• − Insurance: −$1,945
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$11,316
• Taxable loss: −$22,889
• Est. tax savings @ 24.0%: +$5,493
• After-tax cash flow: $-9,720/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Wolfeboro

• Score: 69/100
• State rank: #51
• US rank: #8820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,735

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 11% Lithuanian 11% German 6%
• Foreign-born: 0%

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.11%
• Current HPI: 352.6499
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+507.6% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $398,000 PrimeMLS
• 2026-06-12 Sold (MLS) $398,000 PrimeMLS
• 2026-05-13 Pending — PrimeMLS
• 2026-05-13 Pending — PrimeMLS
• 2026-05-07 Listed $389,000 PrimeMLS
• 2026-05-07 Listed $389,000 PrimeMLS
• 2015-11-17 Price Changed $29,900 PrimeMLS
• 2004-10-22 Sold (MLS) $65,500 PrimeMLS
• 2004-10-06 Delisted — PrimeMLS
• 2004-06-28 Listed $65,500 PrimeMLS

Property tax history

+13.0%/yr

Latest (2024): $3,824 · -2.8% YoY. Source: county tax records.