30 South St #9 · Laconia, NH 03246

$240,000

4 bd · 1.5 ba · 1,296 sqft · Condo public records · 102 Days on market

Built 1975 $185/sqft · 28% below area $300/mo HOA · 13% of rent

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the small and quiet Parkside Manor condominium community in the heart of the Lakes Region. This spacious two-story townhouse offers approximately 1,296 square feet of living space, providing a comfortable layout with multiple bedrooms and bathrooms, ideal for year-round living, a vacation getaway, or an investment opportunity. The main level features a functional kitchen and a bright living area with plenty of space for relaxing or entertaining, along with a convenient half bath. Upstairs you’ll find generously sized bedrooms and a full bathroom. The condo association provides low-maintenance living with services that typically include landscaping, snow removal, trash, water, and sewer, allowing owners to enjoy the property without the hassle of exterior upkeep. Located just minutes from Lake Winnisquam, this property offers easy access to year-round Lakes Region recreation including boating, hiking, skiing, and dining. Nearby attractions include Gunstock Mountain Resort, shopping, restaurants, and entertainment in downtown Laconia. Whether you’re looking for a primary residence or a convenient Lakes Region retreat, this condo offers location, comfort, and convenience. VA & FHA Options

Key facts

• Functional kitchen
• Bright living area
• Nearby attractions

Tags

• FUNCTIONAL KITCHEN
• BRIGHT LIVING AREA
• LOW-MAINTENANCE LIVING
• EASY ACCESS TO RECREATION
• NEARBY ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 (0.3% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 1.8% in Laconia — 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 79/100 on livability (#20 in NH, #2,314 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, commute F.
• Laconia School District (town): math 24% / reading 31% proficiency, ranked #89 of 98 in NH (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+21.6%/yr); 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; list at $240k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (median comp): $494,015
• List price: $240,000
• Delta: -51.42%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-23,849
• Equity at exit: $35,785

10-year hold

• IRR: 6.4%
• Equity multiple: 1.60×
• Total profit: $40,328
• Equity at exit: $20,751

Cash invested: $67,200 (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 03246

• Home prices YoY: -19.8%
• Rents YoY: 21.6%
• Active inventory: 188
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$100
• HOA: −$300
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $35

Break-even live

Break-even rent $2,350

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $171	-5% $103	+0% $35	+5% $-33	+10% $-101
Rent	-10% $-154	-5% $-60	+0% $35	+5% $130	+10% $224
Rate	-1.0pp $156	-0.5pp $96	base $35	+0.5pp $-27	+1.0pp $-90

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Chester Ct Laconia, NH	3.0	1.0	1013	$1,900	$1.88	44d	1	1.19mi
386 Union Ave Unit 3 Laconia, NH	3.0	2.0	1288	$2,500	$1.94	44d	1	1.33mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $240,000 Active 102 DOM
2. 2026-06-18
   days on market $240,000 Active 101 DOM
3. 2026-06-17
   days on market $240,000 Active 100 DOM
4. 2026-06-16
   days on market $240,000 Active 99 DOM
5. 2026-06-15
   days on market $240,000 Active 98 DOM
6. 2026-06-14
   days on market $240,000 Active 96 DOM
7. 2026-06-12
   days on market $240,000 Active 95 DOM
8. 2026-06-09
   pricedays on market $240,000 Active 92 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-08
    days on market $250,000 Active 91 DOM
11. 2026-06-07
    days on market $250,000 Active 90 DOM
12. 2026-06-04
    days on market $250,000 Active 86 DOM
13. 2026-06-02
    days on market $250,000 Active 85 DOM
14. 2026-06-01
    days on market $250,000 Active 84 DOM
15. 2026-05-31
    days on market $250,000 Active 83 DOM
16. 2026-05-31
    days on market $250,000 Active 82 DOM
17. 2026-04-28
    price $250,000 1233-char remark

    Show marketing remark (1233 chars)

    Located in the small and quiet Parkside Manor condominium community in the heart of the Lakes Region. This spacious two-story townhouse offers approximately 1,296 square feet of living space, providing a comfortable layout with multiple bedrooms and bathrooms, ideal for year-round living, a vacation getaway, or an investment opportunity. The main level features a functional kitchen and a bright living area with plenty of space for relaxing or entertaining, along with a convenient half bath. Upstairs you’ll find generously sized bedrooms and a full bathroom. The condo association provides low-maintenance living with services that typically include landscaping, snow removal, trash, water, and sewer, allowing owners to enjoy the property without the hassle of exterior upkeep. Located just minutes from Lake Winnisquam, this property offers easy access to year-round Lakes Region recreation including boating, hiking, skiing, and dining. Nearby attractions include Gunstock Mountain Resort, shopping, restaurants, and entertainment in downtown Laconia. Whether you’re looking for a primary residence or a convenient Lakes Region retreat, this condo offers location, comfort, and convenience. VA & FHA Options

18. 2026-03-09
    listed $275,000 Active 1233-char remark

    Show marketing remark (1233 chars)

    Located in the small and quiet Parkside Manor condominium community in the heart of the Lakes Region. This spacious two-story townhouse offers approximately 1,296 square feet of living space, providing a comfortable layout with multiple bedrooms and bathrooms, ideal for year-round living, a vacation getaway, or an investment opportunity. The main level features a functional kitchen and a bright living area with plenty of space for relaxing or entertaining, along with a convenient half bath. Upstairs you’ll find generously sized bedrooms and a full bathroom. The condo association provides low-maintenance living with services that typically include landscaping, snow removal, trash, water, and sewer, allowing owners to enjoy the property without the hassle of exterior upkeep. Located just minutes from Lake Winnisquam, this property offers easy access to year-round Lakes Region recreation including boating, hiking, skiing, and dining. Nearby attractions include Gunstock Mountain Resort, shopping, restaurants, and entertainment in downtown Laconia. Whether you’re looking for a primary residence or a convenient Lakes Region retreat, this condo offers location, comfort, and convenience. VA & FHA Options

19. 2007-06-25
    soldstatus $122,600 220-char remark

    Show marketing remark (220 chars)

    Why rent when you can own this spacious, well cared for 1296 sqft, 4 bedroom, 1 1/2 bath condo in a convenient location? Low condo fees cover it all including water, sewer, trash, snow plowing and lawn care. Easy living!

20. 2007-06-25
    soldstatus $122,600

    Show marketing remark (220 chars)

    Why rent when you can own this spacious, well cared for 1296 sqft, 4 bedroom, 1 1/2 bath condo in a convenient location? Low condo fees cover it all including water, sewer, trash, snow plowing and lawn care. Easy living!

21. 2007-03-19
    listed $124,900 220-char remark

    Show marketing remark (220 chars)

    Why rent when you can own this spacious, well cared for 1296 sqft, 4 bedroom, 1 1/2 bath condo in a convenient location? Low condo fees cover it all including water, sewer, trash, snow plowing and lawn care. Easy living!

22. 2004-01-21
    soldstatus $100,533
23. 2004-01-20
    soldstatus $100,500
24. 2003-09-10
    listed $100,000
25. 2002-01-18
    soldstatus $75,000
26. 2001-06-13
    listed $75,000

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $3,802 · $317/mo
• Expected delta: +$1,430/yr (+$119/mo · 60.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $28,727
• − Mortgage interest: −$13,444
• − Property taxes: −$2,371
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$3,600
• − Depreciation: −$6,982
• Taxable loss: −$3,466
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,252/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: Laconia School District
• NCES district ID: 3304140
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $49,155
• Composite: 24.03/100
• National rank: #7770
• State rank: #89 of 98 in NH

Livability — Laconia

• Score: 79/100
• State rank: #20
• US rank: #2314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laconia, NH
• County: Belknap County · 17,103 people
• City population: 17,103
• Metro: Laconia, NH
• Population (ZIP): 17,103
• Household income: $73,241
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 722.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 17% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -96.22%
• Current HPI: 389.8118
• Rent YoY: ▲ 21.59%
• Metro: Laconia, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $250,000 PrimeMLS
• 2026-03-09 Listed $275,000 PrimeMLS
• 2007-06-25 Sold (Public Records) $122,600 Public Records
• 2007-06-25 Sold (MLS) $122,600 PrimeMLS
• 2007-03-19 Listed $124,900 PrimeMLS
• 2004-01-21 Sold (Public Records) $100,533 Public Records
• 2004-01-20 Sold (MLS) $100,500 PrimeMLS
• 2003-09-10 Listed $100,000 PrimeMLS
• 2002-01-18 Sold (MLS) $75,000 PrimeMLS
• 2001-06-13 Listed $75,000 PrimeMLS

Property tax history

+1.7%/yr

Latest (2025): $2,371 · +6.8% YoY. Source: county tax records.