25 Hobart Rd · Bristol, NH 03222

$260,000

3 bd · 1.0 ba · 1,580 sqft · Other · 7 Days on market

Built 1968 1.38 ac lot

---

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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity in Bristol, NH! This ranch-style home is set on a nice lot and offers great potential for investors, flippers, or buyers looking to build equity. The property is in need of repairs and is being sold as-is. A detached cabin on the property also requires renovation, offering additional possibilities for guest space, rental income, or studio use. Bring your vision and restore this property to its full potential.

Key facts

• 1.38 acre lot
• Garage
• Built 1968

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Private sewer; 200 Amp electrical service with circuit breakers; No internet service listed
• Home design: Ranch-style single-family home; Existing construction; Built in 1968; Not waterfront
• Construction: Wood frame construction; Asphalt shingle roof; Unknown survey status
• Exterior features: Open lot; Paved driveway; Public, paved road frontage (214 ft)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Wood stove heat
• Interior features: Six total rooms; Full unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $20 ($240/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 $239k (7.9% below list).
• Recommended offer: $239k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.3% in Bristol — 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 66/100 on livability (#70 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; 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: Bristol Elementary School (math 32% / reading 52%, grade F, #141 of 263 statewide, top 58%, 188 students, 38% FRL).
• Market conditions: 59 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $260k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $239,448 (7.9% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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: 0.92% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-40,774
• Equity at exit: $38,767

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-33,531
• Equity at exit: $22,480

Cash invested: $72,800 (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 03222

• Home prices YoY: -2.6%
• Active inventory: 59
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$400 /mo · $4,798/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $20

Break-even live

Break-even rent $2,369

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $94	+0% $20	+5% $-54	+10% $-127
Rent	-10% $-169	-5% $-75	+0% $20	+5% $115	+10% $209
Rate	-1.0pp $151	-0.5pp $86	base $20	+0.5pp $-47	+1.0pp $-116

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $260,000 Active
3. 2002-02-04
   soldstatus $52,000

ⓘ 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: $4,798 · $400/mo
• Projected year-2 tax: $5,233 · $436/mo
• Expected delta: +$435/yr (+$36/mo · 9.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,734
• − Mortgage interest: −$14,564
• − Property taxes: −$4,798
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$7,564
• Taxable loss: −$4,089
• Est. tax savings @ 24.0%: +$981
• After-tax cash flow: $1,222/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: 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 — Bristol

• Score: 66/100
• State rank: #70
• US rank: #12048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,135

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 12% Slovak 4% Serbian 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -10.83%
• Current HPI: 410.261
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+400.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — PrimeMLS
• 2026-04-22 Listed $260,000 PrimeMLS
• 2002-02-04 Sold (Public Records) $52,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,798 · -0.1% YoY. Source: county tax records.