1731 E Main St · Conway, NH 03813

$150,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 13 Days on market

Built 1890 0.51 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEEDS EVERYTHING, including the kitchen sink. This was once a charming home and will need the right owners to bring it back into shape and up to date. The layout and flow of the house is reminiscent of yesteryear. Two sweet bedrooms upstairs, both with built-in dressers, hardwood floors and closets just at the top of a wooden staircase, off the front hall. The living room still has its Tula Kivi (Finnish) masonry wood burning stove, designed and built by this home’s owner, who was well known craftsman and sought after for his masonry work. Uncertain of present condition of the homes structure or any of the systems, and Estate is representing this property “as-is, where-is”

Key facts

• Road frontage
• Built-in dressers
• Hardwood floors

Tags

• BUILT-IN DRESSERS
• HARDWOOD FLOORS
• WOOD BURNING STOVE
• ROAD FRONTAGE
• ZONED VILLAGE RESIDENTIAL
• EASY ACCESS TO AMENITIES

Property features AI

Finance

• Other: Public, publicly maintained road frontage; Road frontage length approximately 65 feet

Exterior

• Parking: Dirt driveway access
• Utilities: Water: Other/Unknown; Sewer: Other/Unknown; Electric: Fuses; High-speed internet available; Cable available
• Home design: Farmhouse style; Existing property; Single entry levels noted (rooms on main and second level)
• Construction: Built in 1890; Wood frame construction; Metal roof
• Exterior features: Interior lot that is level and wooded; Located in town; Dirt driveway; White exterior color

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms (both on second level)
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other
• Interior features: Six total rooms; Mudroom; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.7% vs local median 3.0% in Conway — 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 (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Tree Elementary School (math 17% / reading 37%, grade F, #219 of 263 statewide, top 86%, 221 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.47% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.7

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: 41.6%
• Equity multiple: 4.17×
• Total profit: $133,046
• Equity at exit: $135,132

10-year hold

• IRR: 35.9%
• Equity multiple: 9.37×
• Total profit: $351,340
• Equity at exit: $291,417

Cash invested: $42,000 (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 03813

• Home prices YoY: 5.4%
• Active inventory: 28
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $807

Break-even live

Break-even rent $1,188

Max offer price $150,000

Occupancy floor 58%

Sensitivity live

Price	-10% $892	-5% $849	+0% $807	+5% $764	+10% $722
Rent	-10% $632	-5% $719	+0% $807	+5% $894	+10% $981
Rate	-1.0pp $882	-0.5pp $845	base $807	+0.5pp $768	+1.0pp $728

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $150,000 Active 13 DOM
2. 2026-06-18
   days on market $150,000 Active 11 DOM
3. 2026-06-17
   days on market $150,000 Active 10 DOM
4. 2026-06-16
   days on market $150,000 Active 9 DOM
5. 2026-06-15
   days on market $150,000 Active 8 DOM
6. 2026-06-13
   days on market $150,000 Active 6 DOM
7. 2026-06-12
   days on market $150,000 Active 5 DOM
8. 2026-06-09
   days on market $150,000 Active 2 DOM
9. 2026-06-07
   remarks 681-char remark
10. 2026-06-07
    listed $150,000 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: $1,071 · $89/mo
• Projected year-2 tax: $2,170 · $181/mo
• Expected delta: +$1,100/yr (+$92/mo · 102.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $26,507
• − Mortgage interest: −$8,402
• − Property taxes: −$1,071
• − Insurance: −$750
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$4,364
• Taxable income: $7,679
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $7,837/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,897

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 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 11% Slovak 10% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 21.27%
• Current HPI: 417.7399
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-06 Listed $150,000 PrimeMLS

Property tax history

-6.8%/yr

Latest (2025): $1,071 · +6.1% YoY. Source: county tax records.