177 Alton Shores Rd · Alton, NH 03810

$385,000

3 bd · 1.0 ba · 1,117 sqft · Other public records · 7 Days on market

Built 1984 0.28 ac lot $31/mo HOA · 1% 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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Own your Lakes Region getaway without waterfront taxes! Available for the first time in nearly 40 years, this 3-bedroom, 1-bath chalet offers an affordable opportunity to enjoy the Alton lifestyle year-round or seasonally. Situated on its own . 28-acre lot along a publicly maintained paved road, this home combines low-maintenance living with access to some of the area's most desirable recreational amenities. The drive-under garage and concrete basement provide excellent storage for vehicles, tools, kayaks, and outdoor gear. Inside, you'll find a spacious kitchen with ample counter space, an updated full bath, and an inviting living and dining area filled with natural light. A cozy wood stov

Key facts

• Cozy wood stove
• Drive-under garage
• Updated full bath

Tags

• PUBLICLY MAINTAINED PAVED ROAD
• DRIVE-UNDER GARAGE
• CONCRETE BASEMENT
• SPACIOUS KITCHEN
• UPDATED FULL BATH
• COZY WOOD STOVE

Property features AI

Finance

• HOA & community: Annual association fee of 375; HOA includes recreation and beach/boat access; association amenities include beach access, beach rights, and a boat launch

Exterior

• Parking: Detached or on-site garage with capacity for 1 vehicle; Dirt and gravel driveway
• Utilities: Drilled private well (on-site); On-site septic (private); 200 Amp service with circuit breakers; High-speed internet available; Cable available; Water use restrictions apply
• Home design: Chalet-style home; Existing construction; Shingle (asphalt) roof; Built in 1984
• Construction: Wood frame construction with wood siding; Concrete foundation elements in basement
• Exterior features: Beach access to Hills Pond (shared-private; cross a street to access); Lake/pond access; Near skiing and near snowmobile trails; Slight slope; Subdivision setting

Interior

• Kitchen: Kitchen on level 2 (11.5 x 8.2); Microwave, Refrigerator, Electric Stove
• Bedrooms: Three bedrooms on level 2 (dimensions: 11.3 x 9.9; 9.8 x 10; 11.3 x 10)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on level 2 (8.3 x 5)
• Heating & cooling: Wood stove heating
• Interior features: Open living and dining areas; 4 total rooms; Walkout unfinished basement with concrete floor and daylight exposure; Interior access to basement
• Laundry & utility: Unfinished basement provides utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $385k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/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 $359k (6.7% below list).
• Recommended offer: $359k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 1.6% in Alton — 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 57/100 on livability (#93 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Alton School District (rural): math 34% / reading 42% proficiency, ranked #139 of 171 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alton Central School (Elem) (math 32% / reading 42%, grade F, #171 of 263 statewide, top 66%, 417 students, 17% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 34 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 $41k of equity ($3k loan paydown + $38k 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 $108k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $359,257 (6.7% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $239,268
• Equity at exit: $346,839

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $680,996
• Equity at exit: $747,970

Cash invested: $107,800 (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 03810

• Home prices YoY: 33.9%
• Active inventory: 34
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,593 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$160
• HOA: −$31
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $466

Break-even live

Break-even rent $3,002

Max offer price $385,000

Occupancy floor 82%

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-18
   days on market $385,000 Active 7 DOM
2. 2026-06-17
   days on market $385,000 Active 6 DOM
3. 2026-06-16
   days on market $385,000 Active 5 DOM
4. 2026-06-15
   days on market $385,000 Active 4 DOM
5. 2026-06-13
   days on market $385,000 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $385,000 Active 1 DOM

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $5,164 · $430/mo
• Expected delta: +$3,229/yr (+$269/mo · 166.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $43,111
• − Mortgage interest: −$21,566
• − Property taxes: −$1,935
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,449
• − Management: −$3,449
• − HOA: −$372
• − Depreciation: −$11,200
• Taxable loss: −$785
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $5,786/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: Alton School District
• NCES district ID: 3301440
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $66,442
• Composite: 36.9/100
• National rank: #9132
• State rank: #139 of 171 in NH

Livability — Alton

• Score: 57/100
• State rank: #93
• US rank: #21895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,269

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Serbian 9% Romanian 9% Lithuanian 6%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 112.98%
• Current HPI: 446.0509
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $385,000 PrimeMLS

Property tax history

+4.3%/yr

Latest (2024): $1,935 · -5.7% YoY. Source: county tax records.