10 Pine St · Haverhill, NH 03785

$160,000

4 bd · 1.5 ba · 2,692 sqft · SingleFamily public records · 57 Days on market

Built 1896 10,018 sqft lot $59/sqft · 45% below area Est $213k · 25% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located within the village of Woodsville, a fixer upper with so much potential! Hardwood floors & an attached 2 car garage. Lots of storage space available. While there are still some improvements that could be done we've priced this one to sell 'AS IS'. A great location for the outdoor enthusiast, with mountains and lakes close by.

Key facts

• Attached barn
• Original wood floors
• Corner lot

Tags

• CORNER LOT
• ORIGINAL WOOD FLOORS
• ATTACHED BARN
• SIDEWALK LINED STREETS
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: Road frontage: paved, public road with approximately 208 feet of frontage

Exterior

• Parking: 2-car garage; Gravel driveway
• Utilities: Public water; Public sewer; 100 Amp electric service; Woodsville Water & Light electric provider; High-speed internet available; Cable available (Spectrum)
• Home design: New Englander style; White exterior; Existing property
• Construction: Built in 1896; Wood frame construction with clapboard exterior; Shingle roof
• Exterior features: Corner lot in town with sidewalks and level terrain; Near shopping, school(s), hospital, trails and snowmobile trails

Interior

• Bathrooms: 1 full bathroom; 1 quarter bathroom
• Heating & cooling: Oil heat; Hot air heating
• Interior features: 8 total rooms; Full, unfinished basement with interior access, concrete floor, bulkhead, and interior stairs

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodsville Elementary School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 211 students, 36% FRL).
• Market conditions: 28 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

• ARV (median comp): $212,844
• List price: $160,000
• Delta: -24.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Beech St	0.06mi	4/3.0	2,674 (-1%)	14mo	$340,000	$127	79
19 Pine St	0.08mi	4/2.0	2,538 (-6%)	12mo	$275,000	$108	75
14 Highland St	0.28mi	4/2.0	2,700 (+0%)	13mo	$100,000	$37	74
30 Highland St	0.18mi	4/2.0	2,534 (-6%)	8mo	$200,000	$79	73
68 Monroe Rd	0.63mi	3/2.0 (-1)	2,815 (+5%)	6mo	$189,000	$67	51
41 Schaeffer Hill Rd	0.73mi	4/2.5	2,880 (+7%)	1mo	$475,000	$165	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.86×
• Total profit: $38,486
• Equity at exit: $82,089

10-year hold

• IRR: 15.3%
• Equity multiple: 3.51×
• Total profit: $112,431
• Equity at exit: $135,041

Cash invested: $44,800 (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 03785

• Home prices YoY: 0.7%
• Active inventory: 28
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $151

Break-even live

Break-even rent $1,491

Max offer price $160,000

Occupancy floor 86%

Sensitivity live

Price	-10% $241	-5% $196	+0% $151	+5% $106	+10% $60
Rent	-10% $18	-5% $84	+0% $151	+5% $217	+10% $284
Rate	-1.0pp $231	-0.5pp $191	base $151	+0.5pp $109	+1.0pp $67

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $160,000 Active 57 DOM
2. 2026-06-18
   days on market $160,000 Active 55 DOM
3. 2026-06-17
   days on market $160,000 Active 54 DOM
4. 2026-06-16
   days on market $160,000 Active 53 DOM
5. 2026-06-15
   days on market $160,000 Active 52 DOM
6. 2026-06-13
   days on market $160,000 Active 50 DOM
7. 2026-06-12
   days on market $160,000 Active 49 DOM
8. 2026-06-09
   days on market $160,000 Active 46 DOM
9. 2026-06-08
   days on market $160,000 Active 45 DOM
10. 2026-06-07
    days on market $160,000 Active 44 DOM
11. 2026-06-07
    days on market $160,000 Active 43 DOM
12. 2026-06-04
    days on market $160,000 Active 40 DOM
13. 2026-06-02
    days on market $160,000 Active 39 DOM
14. 2026-06-01
    days on market $160,000 Active 38 DOM
15. 2026-05-31
    days on market $160,000 Active 37 DOM
16. 2026-04-24
    listed $160,000 Active 1370-char remark
17. 2020-07-31
    soldstatus $65,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Located within the village of Woodsville, a fixer upper with so much potential! Hardwood floors & an attached 2 car garage. Lots of storage space available. While there are still some improvements that could be done we've priced this one to sell 'AS IS'. A great location for the outdoor enthusiast, with mountains and lakes close by.

18. 2020-05-01
    historical Active with Contract 340-char remark

    Show marketing remark (340 chars)

    Located within the village of Woodsville, a fixer upper with so much potential! Hardwood floors & an attached 2 car garage. Lots of storage space available. While there are still some improvements that could be done we've priced this one to sell 'AS IS'. A great location for the outdoor enthusiast, with mountains and lakes close by.

19. 2020-02-25
    listed $60,000 Active 340-char remark

    Show marketing remark (340 chars)

    Located within the village of Woodsville, a fixer upper with so much potential! Hardwood floors & an attached 2 car garage. Lots of storage space available. While there are still some improvements that could be done we've priced this one to sell 'AS IS'. A great location for the outdoor enthusiast, with mountains and lakes close by.

20. 2016-02-04
    price $74,900

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$113/yr (+$9/mo · 3.5%)

ⓘ 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 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,178
• − Mortgage interest: −$8,962
• − Property taxes: −$3,262
• − Insurance: −$800
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,655
• Taxable loss: −$730
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,985/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: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Haverhill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Woodsville, NH
• Population (ZIP): 2,141

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Lithuanian 26% Romanian 6% Russian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 620.3226
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+113.6% since first listed

5 events — show timeline

• 2026-04-24 Listed $160,000 PrimeMLS
• 2020-07-31 Sold (MLS) $65,000 PrimeMLS
• 2020-05-01 Contingent — PrimeMLS
• 2020-02-25 Listed $60,000 PrimeMLS
• 2016-02-04 Price Changed $74,900 PrimeMLS

Property tax history

+1.5%/yr

Latest (2024): $3,262 · +30.3% YoY. Source: county tax records.