224 Tucker Rd

Canaan, NH 03240

$99,900C-

1 bd · None ba · 576 sqft · Built 2021 · Other · Pending · 9 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $953/mo
• Mortgage (P&I): −$524
• Tax + insurance: −$157
• HOA: −$0
• Vac / Maint / Mgmt: −$200
• Net cashflow: $72/mo
• Annual: $861/yr
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• 1% rule: 0.95%
• Cash to close: $27,972

Investor read

• This is a 1-bed/?-bath other listed at $100k.
• 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).
• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $95k (4.6% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• Cap rate 7.2% vs local median 2.3% 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.