386 Straits Rd · New Hampton, NH 03256

$140,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 55 Days on market

Built 1970 Poor condition 4,791 sqft lot $186/sqft · 60% below area

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome to 386 Straits Road in New Hampton, NH — a 2-bedroom, 1-bath cottage offering a unique opportunity for those seeking a renovation project, a seasonal retreat, or a fresh start. Built in 1970, this 752-square-foot home sits on approximately +/- 0.11 acres with 100 feet of road frontage. Recent updates include a 4-year-old heating system and a 7-year-old roof, providing a head start for your improvements. While the property is in need of updates, it presents a great opportunity for customization and value-added upgrades. Centrally located just minutes from I-93 and Route 104, this location offers convenient access to Lake Winnipesaukee, Pemi River Recreation, downtown Meredith, and Newfound Lake. Enjoy proximity to outdoor recreation, dining, and shopping while still feeling tucked into a peaceful rural setting. This property will require cash, rehab, or construction loan financing. The seller has never lived on the property. Buyers are encouraged to perform their own due diligence. Whether you're an investor, builder, or someone ready to create a personalized getaway, this New Hampton property holds plenty of potential.

Key facts

• 8 year old roof
• 4,791 sq ft lot
• Garage

Tags

• 5 YEAR OLD HEATING SYSTEM
• 8 YEAR OLD ROOF
• 100 FEET OF ROAD FRONTAGE
• PEACEFUL RURAL SETTING

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Drilled well; On-site septic system; Circuit breaker electric service; Cable internet available
• Home design: Cottage/Camp style; Existing structure; Single-level entry
• Construction: Built in 1970; Wood frame construction with wood exterior; Asphalt shingle roof
• Exterior features: Rural setting; Dirt driveway; Road frontage on a dirt road (approximately 100 feet); Property marked by red exterior color

Interior

• Bathrooms: One 3/4 bathroom
• Heating & cooling: Oil heat
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $60 ($719/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.8% below list).
• Recommended offer: $125k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#37 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Newfound Area School District (rural): math 35% / reading 48% proficiency, ranked #61 of 98 in NH (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Hampton Community School (math 54% / reading 54%, grade C, #62 of 263 statewide, top 30%, 104 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Newfound Area School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $124,848 (10.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $401,026
• List price: $140,000
• Delta: -65.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $80,060
• Equity at exit: $126,123

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $232,748
• Equity at exit: $271,989

Cash invested: $39,200 (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 03256

• Home prices YoY: 31.9%
• Active inventory: 18
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $60

Break-even live

Break-even rent $1,173

Max offer price $140,000

Occupancy floor 90%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $140,000 Active 55 DOM
2. 2026-06-17
   days on market $140,000 Active 54 DOM
3. 2026-06-16
   days on market $140,000 Active 53 DOM
4. 2026-06-15
   days on market $140,000 Active 52 DOM
5. 2026-06-13
   days on market $140,000 Active 50 DOM
6. 2026-06-12
   days on market $140,000 Active 49 DOM
7. 2026-06-09
   days on market $140,000 Active 46 DOM
8. 2026-06-08
   days on market $140,000 Active 45 DOM
9. 2026-06-07
   days on market $140,000 Active 44 DOM
10. 2026-06-07
    days on market $140,000 Active 43 DOM
11. 2026-06-04
    days on market $140,000 Active 40 DOM
12. 2026-06-02
    days on market $140,000 Active 39 DOM
13. 2026-06-01
    days on market $140,000 Active 38 DOM
14. 2026-05-31
    days on market $140,000 Active 37 DOM
15. 2026-04-24
    listed $140,000 Active 1055-char remark
16. 2025-08-04
    soldstatus $60,000 Closed 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to 386 Straits Road in New Hampton, NH — a 2-bedroom, 1-bath cottage offering a unique opportunity for those seeking a renovation project, a seasonal retreat, or a fresh start. Built in 1970, this 752-square-foot home sits on approximately +/- 0.11 acres with 100 feet of road frontage. Recent updates include a 4-year-old heating system and a 7-year-old roof, providing a head start for your improvements. While the property is in need of updates, it presents a great opportunity for customization and value-added upgrades. Centrally located just minutes from I-93 and Route 104, this location offers convenient access to Lake Winnipesaukee, Pemi River Recreation, downtown Meredith, and Newfound Lake. Enjoy proximity to outdoor recreation, dining, and shopping while still feeling tucked into a peaceful rural setting. This property will require cash, rehab, or construction loan financing. The seller has never lived on the property. Buyers are encouraged to perform their own due diligence. Whether you're an investor, builder, or someone ready to create a personalized getaway, this New Hampton property holds plenty of potential.

17. 2025-07-18
    historical Active with Contract 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to 386 Straits Road in New Hampton, NH — a 2-bedroom, 1-bath cottage offering a unique opportunity for those seeking a renovation project, a seasonal retreat, or a fresh start. Built in 1970, this 752-square-foot home sits on approximately +/- 0.11 acres with 100 feet of road frontage. Recent updates include a 4-year-old heating system and a 7-year-old roof, providing a head start for your improvements. While the property is in need of updates, it presents a great opportunity for customization and value-added upgrades. Centrally located just minutes from I-93 and Route 104, this location offers convenient access to Lake Winnipesaukee, Pemi River Recreation, downtown Meredith, and Newfound Lake. Enjoy proximity to outdoor recreation, dining, and shopping while still feeling tucked into a peaceful rural setting. This property will require cash, rehab, or construction loan financing. The seller has never lived on the property. Buyers are encouraged to perform their own due diligence. Whether you're an investor, builder, or someone ready to create a personalized getaway, this New Hampton property holds plenty of potential.

18. 2025-07-14
    listed $60,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to 386 Straits Road in New Hampton, NH — a 2-bedroom, 1-bath cottage offering a unique opportunity for those seeking a renovation project, a seasonal retreat, or a fresh start. Built in 1970, this 752-square-foot home sits on approximately +/- 0.11 acres with 100 feet of road frontage. Recent updates include a 4-year-old heating system and a 7-year-old roof, providing a head start for your improvements. While the property is in need of updates, it presents a great opportunity for customization and value-added upgrades. Centrally located just minutes from I-93 and Route 104, this location offers convenient access to Lake Winnipesaukee, Pemi River Recreation, downtown Meredith, and Newfound Lake. Enjoy proximity to outdoor recreation, dining, and shopping while still feeling tucked into a peaceful rural setting. This property will require cash, rehab, or construction loan financing. The seller has never lived on the property. Buyers are encouraged to perform their own due diligence. Whether you're an investor, builder, or someone ready to create a personalized getaway, this New Hampton property holds plenty of potential.

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $2,329 · $194/mo
• Expected delta: +$723/yr (+$60/mo · 45.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,982
• − Mortgage interest: −$7,842
• − Property taxes: −$1,606
• − Insurance: −$700
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,073
• Taxable loss: −$1,636
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,112/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major roof — visible damage
• Major HVAC/mechanicals — visible rust and wear
• Major exterior siding — damaged
• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and small
• Major flooring — worn wood

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Both replace HVAC system — improves comfort and energy efficiency
• Resale repair and paint exterior siding — enhances curb appeal
• Resale replace worn flooring — modernizes the home
• Resale update bathroom fixtures and layout — increases functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible damage	Major	$15,000–50,000
HVAC/mechanicals · visible rust and wear	Major	$15,000–50,000
exterior siding · damaged	Major	$15,000–50,000
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and small	Major	$15,000–50,000
flooring · worn wood	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Both replace HVAC system — improves comfort and energy efficiency ↑
• Resale repair and paint exterior siding — enhances curb appeal ↑
• Resale replace worn flooring — modernizes the home ↑
• Resale update bathroom fixtures and layout — increases functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newfound Area School District
• NCES district ID: 3305220
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $53,994
• Composite: 36.07/100
• National rank: #4766
• State rank: #61 of 98 in NH

Livability — New Hampton

• Score: 72/100
• State rank: #37
• US rank: #6264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,473

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 5% Slovak 5% Italian 2%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 151.33%
• Current HPI: 626.2602
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

4 events — show timeline

• 2026-04-24 Listed $140,000 PrimeMLS
• 2025-08-04 Sold (MLS) $60,000 PrimeMLS
• 2025-07-18 Contingent — PrimeMLS
• 2025-07-14 Listed $60,000 PrimeMLS

Property tax history

+2.6%/yr

Latest (2024): $1,606 · +8.5% YoY. Source: county tax records.