224 Tucker Rd · Canaan, NH 03240

$99,900

1 bd · None ba · 576 sqft · Other public records · 9 Days on market

Built 2021 0.40 ac lot

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• Appreciation +4.3/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Be Here This Summer! Recently constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and last year the current owner installed finished flooring on both floors, a gas heater, circuit breaker box and wiring through out.

Key facts

• Snowmobile trails
• Gas heater
• Fiber internet

Tags

• ACCESS TO HALFMOON POND
• HIKING TRAILS
• SNOWMOBILE TRAILS
• FULLY FURNISHED
• GAS HEATER
• FIBER INTERNET

Property features AI

Finance

• Other: Private, seasonal dead-end gravel road with approximately 105' road frontage (privately maintained); Directions provided in listing documents; Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Gravel driveway
• Utilities: 100 amp service with circuit breakers; Electric service by NH Electric Co Op; LP/bottle gas; Fuel supplier: Inov8v Energy; Water source: other (restrictions apply); Sewer: other; Fiber optic internet available
• Home design: Cabin style; Existing construction; Natural exterior color; Metal roof
• Construction: Built in 2021; Wood frame construction with vertical and wood siding; Metal roof
• Exterior features: Country setting; Deep water access (indirect, not adjoining) to Halfmoon Pond; Pond on/near property; Secluded location; Trails nearby including walking trails, snowmobile and ATV trails; Rural setting; Surveyed lot

Interior

• Kitchen: Refrigerator; Freezer
• Heating & cooling: Propane heat
• Interior features: 3 total rooms; Furnished sale includes furnishings; Freezer; Refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $72 ($861/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 $95k (4.6% below list).
• Recommended offer: $95k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.5% in Canaan — 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 48/100 on livability (#95 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, health & safety D, amenities F.
• Mascoma Valley Reg School District (rural): math 36% / reading 50% proficiency, ranked #56 of 98 in NH (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 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 (-1.3%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $84k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $95,329 (4.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.84×
• Total profit: $-4,482
• Equity at exit: $22,477

10-year hold

• IRR: 3.4%
• Equity multiple: 1.31×
• Total profit: $8,593
• Equity at exit: $22,235

Cash invested: $27,972 (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 03240

• Home prices YoY: -0.7%
• Active inventory: 19
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $72

Break-even live

Break-even rent $862

Max offer price $99,900

Occupancy floor 87%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-16
   listed $99,900 Active
2. 2023-06-29
   soldstatus $84,500 Closed 767-char remark

   Show marketing remark (767 chars)

   Be Here This Summer! Recently constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and last year the current owner installed finished flooring on both floors, a gas heater, circuit breaker box and wiring through out.

3. 2023-06-29
   soldstatus $84,500

   Show marketing remark (767 chars)

   Be Here This Summer! Recently constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and last year the current owner installed finished flooring on both floors, a gas heater, circuit breaker box and wiring through out.

4. 2023-06-23
   status Pending 767-char remark

   Show marketing remark (767 chars)

   Be Here This Summer! Recently constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and last year the current owner installed finished flooring on both floors, a gas heater, circuit breaker box and wiring through out.

5. 2023-05-02
   listed $89,000 Active - Delayed Showings 767-char remark

   Show marketing remark (767 chars)

   Be Here This Summer! Recently constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and last year the current owner installed finished flooring on both floors, a gas heater, circuit breaker box and wiring through out.

6. 2021-10-08
   soldstatus $65,000 Closed 654-char remark

   Show marketing remark (654 chars)

   Newly constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and power is at the road or be off the grid.

7. 2021-09-17
   status Pending 654-char remark

   Show marketing remark (654 chars)

   Newly constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and power is at the road or be off the grid.

8. 2021-08-31
   listed $72,000 Active 654-char remark

   Show marketing remark (654 chars)

   Newly constructed 20x16 cabin with a front covered porch to relax. Sliders to the rear yard for a camp fire and toasting marshmallows at the fire pit. Nature abounds and being located on a dead end private road there is no traffic, just time to enjoy the outdoors. You will have the wonderful smell of pine as you walk in the front door. Half Moon Pond, 49' in depth with public access and private shared access, snowmobile trails, great fishing and hiking trails are nearby. Swim, kayak, canoe and relax. Make the interior your own decor with one open room down and a bunk room up. Most cell phones work here and power is at the road or be off the grid.

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$394/yr (+$33/mo · 28.3%)

ⓘ 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 1/10 Low 6 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,439
• − Mortgage interest: −$5,596
• − Property taxes: −$1,390
• − Insurance: −$500
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,906
• Taxable loss: −$782
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,049/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: Mascoma Valley Reg School District
• NCES district ID: 3304680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $63,357
• Composite: 38.2/100
• National rank: #4256
• State rank: #56 of 98 in NH

Livability — Canaan

• Score: 48/100
• State rank: #95
• US rank: #26162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,248

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 (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Subsaharan African 4% German 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -1.34%
• Current HPI: 188.1703
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+38.8% since first listed

8 events — show timeline

• 2026-05-16 Listed $99,900 PrimeMLS
• 2023-06-29 Sold (Public Records) $84,500 Public Records
• 2023-06-29 Sold (MLS) $84,500 PrimeMLS
• 2023-06-23 Pending — PrimeMLS
• 2023-05-02 Listed $89,000 PrimeMLS
• 2021-10-08 Sold (MLS) $65,000 PrimeMLS
• 2021-09-17 Pending — PrimeMLS
• 2021-08-31 Listed $72,000 PrimeMLS

Property tax history

+15.1%/yr

Latest (2025): $1,390 · -1.1% YoY. Source: county tax records.