164 Deer Park Dr Unit 161D · North Woodstock, NH 03262

$12,000

1 bd · 2.5 ba · 686 sqft · Condo public records · 65 Days on market

Built 1989 $17/sqft · 93% below area $443/mo HOA · 42% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One bedroom, 2 bathroom, gas fireplace, fully furnished and ready to be enjoyed! Gas fireplace for ambience and A/C. Located on the lower level. Enjoy 13 weeks of ownership on a rotating basis at the highly sought-after Deer Park resort with all the amenities you could ever need. 5 acre spring fed swimming pond with beach, multi-million dollar clubhouse with indoor pool, racquetball courts, tennis, fitness room, etc. Enjoy the skating rink by the club house. Use this quarter share one week of every month, or exchange for a different location for a small fee through RCI or Intervale International. Showings from 11-1 on Fridays only.

Key facts

• Lower level
• Gas fireplace
• Fully furnished

Tags

• GAS FIREPLACE
• FULLY FURNISHED
• LOWER LEVEL
• SPRING FED SWIMMING POND
• MULTI-MILLION DOLLAR CLUBHOUSE
• INDOOR POOL

🏷️ Possibly a rental listed for sale. The $12,000 price doesn't fit this home's estimated sale value (~$181,091) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $12k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.6% vs local median 3.7% in North Woodstock — 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 59/100 on livability (#91 in NH) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Lincoln-Woodstock School District (rural): math 40% / reading 40% proficiency, ranked #140 of 171 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 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 $560 of equity ($83 loan paydown + $477 appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($11k) 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 $4k; list at $12k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $11,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 8.75% ✓
• Cap rate: 37.65%
• Cash-on-cash: 111.98%
• DSCR: 5.98
• GRM: 1.0

CMA / ARV

• ARV (median comp): $181,091
• List price: $12,000
• Delta: -93.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.64×
• Total profit: $22,326
• Equity at exit: $6,064

10-year hold

• IRR: —
• Equity multiple: 16.22×
• Total profit: $51,135
• Equity at exit: $9,902

Cash invested: $3,360 (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 03262

• Home prices YoY: 0.9%
• Active inventory: 23
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$63
• Tax from tax record: −$6 /mo · $66/yr
• Insurance: −$5
• HOA: −$443
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $314

Break-even live

Break-even rent $654

Max offer price $12,000

Occupancy floor 65%

Sensitivity live

Price	-10% $320	-5% $317	+0% $314	+5% $310	+10% $307
Rent	-10% $231	-5% $272	+0% $314	+5% $355	+10% $397
Rate	-1.0pp $320	-0.5pp $317	base $314	+0.5pp $310	+1.0pp $307

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $12,000 Active 65 DOM
2. 2026-06-18
   days on market $12,000 Active 63 DOM
3. 2026-06-17
   days on market $12,000 Active 62 DOM
4. 2026-06-16
   days on market $12,000 Active 61 DOM
5. 2026-06-15
   days on market $12,000 Active 60 DOM
6. 2026-06-13
   days on market $12,000 Active 58 DOM
7. 2026-06-12
   days on market $12,000 Active 57 DOM
8. 2026-06-09
   days on market $12,000 Active 54 DOM
9. 2026-06-08
   days on market $12,000 Active 53 DOM
10. 2026-06-07
    days on market $12,000 Active 52 DOM
11. 2026-06-07
    days on market $12,000 Active 51 DOM
12. 2026-06-04
    days on market $12,000 Active 48 DOM
13. 2026-06-02
    days on market $12,000 Active 47 DOM
14. 2026-06-01
    days on market $12,000 Active 46 DOM
15. 2026-05-31
    days on market $12,000 Active 45 DOM
16. 2026-04-16
    listed $12,000 Active 639-char remark

    Show marketing remark (639 chars)

    One bedroom, 2 bathroom, gas fireplace, fully furnished and ready to be enjoyed! Gas fireplace for ambience and A/C. Located on the lower level. Enjoy 13 weeks of ownership on a rotating basis at the highly sought-after Deer Park resort with all the amenities you could ever need. 5 acre spring fed swimming pond with beach, multi-million dollar clubhouse with indoor pool, racquetball courts, tennis, fitness room, etc. Enjoy the skating rink by the club house. Use this quarter share one week of every month, or exchange for a different location for a small fee through RCI or Intervale International. Showings from 11-1 on Fridays only.

17. 2025-07-31
    price $15,000
18. 2025-05-16
    price $16,000
19. 2025-02-06
    price $18,000
20. 2020-09-27
    soldstatus $3,500 Closed
21. 2020-09-01
    status Pending
22. 2020-09-01
    historical
23. 2020-08-24
    status Pending
24. 2020-06-23
    price $4,000
25. 2020-03-02
    listed $5,000 Active

ⓘ 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: $66 · $6/mo
• Projected year-2 tax: $164 · $14/mo
• Expected delta: +$98/yr (+$8/mo · 148.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,607
• − Mortgage interest: −$672
• − Property taxes: −$66
• − Insurance: −$60
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$5,316
• − Depreciation: −$349
• Taxable income: $4,127
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $2,772/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: Lincoln-Woodstock School District
• NCES district ID: 3304260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,324
• Composite: 36.47/100
• National rank: #9328
• State rank: #140 of 171 in NH

Livability — North Woodstock

• Score: 59/100
• State rank: #91
• US rank: #19806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Woodstock, NH
• Population (ZIP): 1,172

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 13% Italian 7% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Other Asian/Pacific 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: ▲ 3.97%
• Current HPI: 457.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+140.0% since first listed

10 events — show timeline

• 2026-04-16 Listed $12,000 PrimeMLS
• 2025-07-31 Price Changed $15,000 PrimeMLS
• 2025-05-16 Price Changed $16,000 PrimeMLS
• 2025-02-06 Price Changed $18,000 PrimeMLS
• 2020-09-27 Sold (MLS) $3,500 PrimeMLS
• 2020-09-01 Pending — PrimeMLS
• 2020-09-01 Delisted — PrimeMLS
• 2020-08-24 Pending — PrimeMLS
• 2020-06-23 Price Changed $4,000 PrimeMLS
• 2020-03-02 Listed $5,000 PrimeMLS

Property tax history

-6.5%/yr

Latest (2022): $66 · -2.9% YoY. Source: county tax records.