11 Woodsview Ln #1 · Lincoln, NH 03251

$609,900

3 bd · 2.5 ba · 1,582 sqft · Condo public records · 23 Days on market

Built 1995 $1045/mo HOA · 10% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 11-1 Woodsview, a turnkey end-unit in Forest Ridge with a solid rental history and the kind of location people dream about. Tucked at the end of a quiet road with no through traffic, this 3-bed, 2.5-bath townhouse is just a short walk to the Kanc Rec area, a rope tow ski hill. Inside, the layout makes sense, open living area with a wood-burning fireplace, first-floor primary suite with its own bath, first floor laundry, and two more bedrooms plus another full bath upstairs. Out back, the deck is private and quiet. It’s being sold fully furnished and rental-ready, with the option to stay in the current rental management program if you're looking for easy, hands-off income. Owners get access to Forest Ridge’s clubhouse with indoor and outdoor pools, hot tub, gym, private locker rooms, saunas, tennis courts, a playgroup and a winter shuttle to Loon that stops just a short walk away from this specific unit. Whether you're here for the season, the weekend, or looking for a solid investment that pulls double duty — this place delivers. Come see it for yourself. OPEN HOUSE SATURDAY AUGUST 30th! 11am-1pm.

Key facts

• Clubhouse
• Hot tub
• Large laundry room

Tags

• LARGE LAUNDRY ROOM
• ENDLESS AMOUNTS OF STORAGE
• SIDE PATIO
• CLUBHOUSE
• INDOOR OUTDOOR POOLS
• HOT TUB

Property features AI

Finance

• Other: Association and deed documents available
• HOA & community: Condo fees apply (monthly); HOA amenities include clubhouse, exercise facility, recreation facility, landscaping, basketball court, common acreage, in-ground pool, snow removal, tennis court, trash removal, pickleball

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Townhouse; Existing construction; Unit #1; Grey exterior
• Construction: Built in 1995; Wood frame construction; Wood siding; Asphalt shingle roof; Condominium: Forest Ridge
• Exterior features: Country setting; Landscaped grounds; Level site; Mountain view; Pond on/near property; Recreational opportunities; Near trails; Wooded; Near golf course; Near shopping; Near skiing; Rural location; Near schools

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom with bath (main level); Bedroom (second level); Bedroom (second level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Baseboard heating; Hot water heating; Wall furnace
• Interior features: Mudroom; Living/dining area; Laundry room; 9 total rooms
• Laundry & utility: Washer; Dryer; Gas/Liquid propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $610k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $610k).
• Recommended offer: $601k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 5.9% in Lincoln — 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 68/100 on livability (#57 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-, housing A-; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Lin-Wood Public School (Elem) (math 52% / reading 62%, grade C+, #56 of 263 statewide, top 22%, 112 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Lincoln-Woodstock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($4k loan paydown + $13k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $171k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Recommended offer $600,751 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.74% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.62%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.59×
• Total profit: $271,648
• Equity at exit: $247,036

10-year hold

• IRR: 30.5%
• Equity multiple: 5.03×
• Total profit: $687,984
• Equity at exit: $360,779

Cash invested: $170,772 (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 03251

• Home prices YoY: 0.4%
• Active inventory: 115
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $10,584 medium
• Mortgage (P&I): −$3,198
• Tax from tax record: −$360 /mo · $4,317/yr
• Insurance: −$254
• HOA: −$1,045
• Vacancy / Maint / Mgmt: −$2,223
• Net cashflow: $3,504

Break-even live

Break-even rent $6,148

Max offer price $609,900

Occupancy floor 62%

Sensitivity live

Price	-10% $3,850	-5% $3,677	+0% $3,504	+5% $3,332	+10% $3,159
Rent	-10% $2,668	-5% $3,086	+0% $3,504	+5% $3,922	+10% $4,340
Rate	-1.0pp $3,811	-0.5pp $3,659	base $3,504	+0.5pp $3,346	+1.0pp $3,185

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: $152,475
• Closing costs: $18,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Winter Way #4 Lincoln, NH	3.0	2.5	1443	$18,000	$12.47	44d	1	0.68mi
249 Pollard Rd Lincoln, NH	3.0	2.0	1652	$2,000	$1.21	45d	1	0.83mi

HOA detail condo

• Monthly dues: $1,045 · $12,540/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $609,900 Active 23 DOM
2. 2026-06-18
   days on market $609,900 Active 21 DOM
3. 2026-06-17
   days on market $609,900 Active 20 DOM
4. 2026-06-16
   days on market $609,900 Active 19 DOM
5. 2026-06-15
   days on market $609,900 Active 18 DOM
6. 2026-06-13
   days on market $609,900 Active 16 DOM
7. 2026-06-12
   days on market $609,900 Active 15 DOM
8. 2026-06-09
   days on market $609,900 Active 12 DOM
9. 2026-06-08
   days on market $609,900 Active 11 DOM
10. 2026-06-07
    days on market $609,900 Active 10 DOM
11. 2026-06-07
    days on market $609,900 Active 9 DOM
12. 2026-06-04
    days on market $609,900 Active 6 DOM
13. 2026-06-02
    days on market $609,900 Active 5 DOM
14. 2026-06-01
    days on market $609,900 Active 4 DOM
15. 2026-05-31
    days on market $609,900 Active 3 DOM
16. 2026-05-28
    listed $609,900 Active
17. 2025-09-10
    soldstatus $590,000 Closed 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to 11-1 Woodsview, a turnkey end-unit in Forest Ridge with a solid rental history and the kind of location people dream about. Tucked at the end of a quiet road with no through traffic, this 3-bed, 2.5-bath townhouse is just a short walk to the Kanc Rec area, a rope tow ski hill. Inside, the layout makes sense, open living area with a wood-burning fireplace, first-floor primary suite with its own bath, first floor laundry, and two more bedrooms plus another full bath upstairs. Out back, the deck is private and quiet. It’s being sold fully furnished and rental-ready, with the option to stay in the current rental management program if you're looking for easy, hands-off income. Owners get access to Forest Ridge’s clubhouse with indoor and outdoor pools, hot tub, gym, private locker rooms, saunas, tennis courts, a playgroup and a winter shuttle to Loon that stops just a short walk away from this specific unit. Whether you're here for the season, the weekend, or looking for a solid investment that pulls double duty — this place delivers. Come see it for yourself. OPEN HOUSE SATURDAY AUGUST 30th! 11am-1pm.

18. 2025-09-01
    historical Active with Contract 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to 11-1 Woodsview, a turnkey end-unit in Forest Ridge with a solid rental history and the kind of location people dream about. Tucked at the end of a quiet road with no through traffic, this 3-bed, 2.5-bath townhouse is just a short walk to the Kanc Rec area, a rope tow ski hill. Inside, the layout makes sense, open living area with a wood-burning fireplace, first-floor primary suite with its own bath, first floor laundry, and two more bedrooms plus another full bath upstairs. Out back, the deck is private and quiet. It’s being sold fully furnished and rental-ready, with the option to stay in the current rental management program if you're looking for easy, hands-off income. Owners get access to Forest Ridge’s clubhouse with indoor and outdoor pools, hot tub, gym, private locker rooms, saunas, tennis courts, a playgroup and a winter shuttle to Loon that stops just a short walk away from this specific unit. Whether you're here for the season, the weekend, or looking for a solid investment that pulls double duty — this place delivers. Come see it for yourself. OPEN HOUSE SATURDAY AUGUST 30th! 11am-1pm.

19. 2025-08-07
    listed $615,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to 11-1 Woodsview, a turnkey end-unit in Forest Ridge with a solid rental history and the kind of location people dream about. Tucked at the end of a quiet road with no through traffic, this 3-bed, 2.5-bath townhouse is just a short walk to the Kanc Rec area, a rope tow ski hill. Inside, the layout makes sense, open living area with a wood-burning fireplace, first-floor primary suite with its own bath, first floor laundry, and two more bedrooms plus another full bath upstairs. Out back, the deck is private and quiet. It’s being sold fully furnished and rental-ready, with the option to stay in the current rental management program if you're looking for easy, hands-off income. Owners get access to Forest Ridge’s clubhouse with indoor and outdoor pools, hot tub, gym, private locker rooms, saunas, tennis courts, a playgroup and a winter shuttle to Loon that stops just a short walk away from this specific unit. Whether you're here for the season, the weekend, or looking for a solid investment that pulls double duty — this place delivers. Come see it for yourself. OPEN HOUSE SATURDAY AUGUST 30th! 11am-1pm.

20. 2013-10-21
    soldstatus $237,000 316-char remark

    Show marketing remark (316 chars)

    MINT CONDITION is how you would describe this nicely furnished (new leather sofa, loveseat, & recliner), duplex-townhouse in Forest Ridge. Two bedrooms (1st floor Master with private bath), and a possible third in the large loft area. Located at the end of a quiet cul de sac and just steps from the club house.

21. 2013-07-20
    listed $254,900 316-char remark

    Show marketing remark (316 chars)

    MINT CONDITION is how you would describe this nicely furnished (new leather sofa, loveseat, & recliner), duplex-townhouse in Forest Ridge. Two bedrooms (1st floor Master with private bath), and a possible third in the large loft area. Located at the end of a quiet cul de sac and just steps from the club house.

22. 2008-06-20
    soldstatus $242,500
23. 2008-05-27
    historical
24. 2007-02-09
    listed $254,900

ⓘ 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: $4,317 · $360/mo
• Projected year-2 tax: $8,806 · $734/mo
• Expected delta: +$4,489/yr (+$374/mo · 104.0%)

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

Taxation est. · year 1

• Rental income: $127,011
• − Mortgage interest: −$34,164
• − Property taxes: −$4,317
• − Insurance: −$3,050
• − Repairs & maintenance: −$10,161
• − Management: −$10,161
• − HOA: −$12,540
• − Depreciation: −$17,743
• Taxable income: $34,876
• Est. tax owed @ 24.0%: −$8,370
• After-tax cash flow: $33,681/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 — Lincoln

• Score: 68/100
• State rank: #57
• US rank: #9736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, NH
• Population (ZIP): 1,484

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 (86%)
• Race & ethnicity: White 86% Asian 12% Black 1%
• Common ancestry: Lithuanian 12% Slovak 6% Russian 3%
• Foreign-born: 12% · China, Canada, Vietnam
• Languages at home: 87% English-only · Chinese 10% French/Haitian/Cajun 1% Vietnamese 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: ▲ 2.19%
• Current HPI: 531.2395
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+139.3% since first listed

9 events — show timeline

• 2026-05-28 Listed $609,900 PrimeMLS
• 2025-09-10 Sold (MLS) $590,000 PrimeMLS
• 2025-09-01 Contingent — PrimeMLS
• 2025-08-07 Listed $615,000 PrimeMLS
• 2013-10-21 Sold (MLS) $237,000 PrimeMLS
• 2013-07-20 Listed $254,900 PrimeMLS
• 2008-06-20 Sold (MLS) $242,500 PrimeMLS
• 2008-05-27 Delisted — PrimeMLS
• 2007-02-09 Listed $254,900 PrimeMLS

Property tax history

+2.5%/yr

Latest (2024): $4,317 · +0.0% YoY. Source: county tax records.