22 Old River Rd · North Walpole, NH 05101

$149,900

4 bd · 2.0 ba · 2,106 sqft · SingleFamily public records · 48 Days on market

Built 1952 4.00 ac lot ↓ 33% since listing

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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 +15.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy this charming and spacious dormered cape on 4 fantastic acres of lawn, gardens and wetlands. Engineer-built and well cared for by the same family for over 31 years. Move-in condition with new carpeting, hardwood floors, 2 story porch, 2-car garage and new furnace and hot water heater. The house is bright and cheerful and within walking distance to Herricks Cove. Easy access to I-91 and easy commute to Brattleboro, Springfield or Claremont. Don`t miss out on this exceptional property.

Key facts

• Repaired roof
• 4 acre lot
• 2 garage spots

Tags

• REPAIRED ROOF
• VERMICULITE INSULATION

Property features AI

Finance

• Financial info: Property is foreclosed / bank-owned / REO

Exterior

• Parking: 2-car garage; Gravel driveway
• Utilities: Drilled well for water; Septic system; 200 amp electrical service; Cable internet available
• Home design: Colonial style; Existing property
• Construction: Built in 1952; Wood frame construction; Fiberglass shingle roof
• Exterior features: Open and wooded lot; Publicly maintained road frontage (approximately 300 feet)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot air heating
• Interior features: 8 total rooms; Basement with interior access; Basement is concrete, has a concrete floor, and is unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $150k (0.2% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#25 in NH, #3,506 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Market conditions: 188 units permitted in Windham 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)).
• Windham County population projected at -26% 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 ~3 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

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1952 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 8.3

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $86,148
• Equity at exit: $135,042

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $250,340
• Equity at exit: $291,223

Cash invested: $41,972 (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 05101

• Home prices YoY: 7.0%
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$264 /mo · $3,170/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $70

Break-even live

Break-even rent $1,408

Max offer price $149,900

Occupancy floor 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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 48 DOM
2. 2026-06-17
   status $149,900 Active 47 DOM
3. 2026-06-17
   days on market $149,900 Active with Contract 47 DOM
4. 2026-06-16
   days on market $149,900 Active with Contract 46 DOM
5. 2026-06-15
   days on market $149,900 Active with Contract 45 DOM
6. 2026-06-15
   days on market $149,900 Active with Contract 44 DOM
7. 2026-06-13
   days on market $149,900 Active with Contract 43 DOM
8. 2026-06-12
   days on market $149,900 Active with Contract 42 DOM
9. 2026-06-09
   days on market $149,900 Active with Contract 39 DOM
10. 2026-06-08
    days on market $149,900 Active with Contract 38 DOM
11. 2026-06-08
    days on market $149,900 Active with Contract 37 DOM
12. 2026-06-07
    days on market $149,900 Active with Contract 36 DOM
13. 2026-06-03
    days on market $149,900 Active with Contract 33 DOM
14. 2026-06-02
    days on market $149,900 Active with Contract 32 DOM
15. 2026-06-01
    days on market $149,900 Active with Contract 31 DOM
16. 2026-05-31
    days on market $149,900 Active with Contract 30 DOM
17. 2026-05-06
    historical Active with Contract
18. 2026-04-30
    listed $149,900 Active
19. 2025-03-26
    soldstatus $228,447
20. 2005-12-16
    soldstatus $205,000 494-char remark

    Show marketing remark (494 chars)

    Enjoy this charming and spacious dormered cape on 4 fantastic acres of lawn, gardens and wetlands. Engineer-built and well cared for by the same family for over 31 years. Move-in condition with new carpeting, hardwood floors, 2 story porch, 2-car garage and new furnace and hot water heater. The house is bright and cheerful and within walking distance to Herricks Cove. Easy access to I-91 and easy commute to Brattleboro, Springfield or Claremont. Don`t miss out on this exceptional property.

21. 2005-12-16
    soldstatus $205,000

    Show marketing remark (494 chars)

    Enjoy this charming and spacious dormered cape on 4 fantastic acres of lawn, gardens and wetlands. Engineer-built and well cared for by the same family for over 31 years. Move-in condition with new carpeting, hardwood floors, 2 story porch, 2-car garage and new furnace and hot water heater. The house is bright and cheerful and within walking distance to Herricks Cove. Easy access to I-91 and easy commute to Brattleboro, Springfield or Claremont. Don`t miss out on this exceptional property.

22. 2005-05-05
    listed $225,000 494-char remark

    Show marketing remark (494 chars)

    Enjoy this charming and spacious dormered cape on 4 fantastic acres of lawn, gardens and wetlands. Engineer-built and well cared for by the same family for over 31 years. Move-in condition with new carpeting, hardwood floors, 2 story porch, 2-car garage and new furnace and hot water heater. The house is bright and cheerful and within walking distance to Herricks Cove. Easy access to I-91 and easy commute to Brattleboro, Springfield or Claremont. Don`t miss out on this exceptional property.

ⓘ 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: $3,170 · $264/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$49/yr (+$4/mo · 1.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,961
• − Mortgage interest: −$8,397
• − Property taxes: −$3,170
• − Insurance: −$750
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$4,361
• Taxable loss: −$1,590
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,218/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)

No district data.

Livability — North Walpole

• Score: 76/100
• State rank: #25
• US rank: #3506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 618
• Population (ZIP): 4,135

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Italian 4%
• Foreign-born: 2% · South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.90%
• Current HPI: 335.6166
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.4% since first listed

6 events — show timeline

• 2026-05-06 Contingent — PrimeMLS
• 2026-04-30 Listed $149,900 PrimeMLS
• 2025-03-26 Sold (Public Records) $228,447 Public Records
• 2005-12-16 Sold (Public Records) $205,000 Public Records
• 2005-12-16 Sold (MLS) $205,000 PrimeMLS
• 2005-05-05 Listed $225,000 PrimeMLS

Property tax history

-4.0%/yr

Latest (2024): $3,170 · +11.3% YoY. Source: county tax records.