35 Susie Ln · Thornton, NH 03285

$610,000

3 bd · 2.5 ba · 1,909 sqft · SingleFamily public records · 70 Days on market

Built 2018 5.00 ac lot Est $475k · 28% over

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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 +13.8/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

CLASSIC HOME in the White Mountains. Take it all in from your cathedral ceiling living room, with its wall of glass bringing the mountain views in to you. Tucked onto a private location, this property comes with 5 Acres in all which consists of two 2.5 acre side by side lots. For protection, the kids, the parents. .. a super value in the extra lot! The house has big, open square footage with a large working kitchen complete with breakfast bar and big walk in pantry. It's a full, finished walk-out basement - no unusable space here! A barn, chicken coup and patio plus a lovely big deck just keeps the value stacking up. Near EVERYTHING; skiing, shopping, restaurants, hiking, swimming, 10 minut

Key facts

• 5 acre lot
• Built 2018
• Listed 70 days

Property features AI

Finance

• Other: Surveyed; Documents available: Deed, Property Disclosure, Septic Design, Survey, Tax Map

Exterior

• Parking: Gravel driveway
• Utilities: Drilled private well on site; Private on-site septic with leach field (1500+ gallon, concrete); 200 amp service with circuit breakers, generator-ready; NH Electric Coop; Cable available (Spectrum); DSL, cable and high-speed internet available
• Home design: Cape / Contemporary style; Existing construction; Natural exterior color; Shingle (asphalt) roof; Built in 2018
• Construction: Wood frame construction with wood siding and wood exterior
• Exterior features: Country setting with landscaped grounds; Field/pasture and open/sloping areas; Mountain views; Near golf course, paths, shopping, skiing and snowmobile trails; Near hospital and schools; Dead-end, paved public road frontage

Interior

• Kitchen: Kitchen on main level (10.5 x 15.0)
• Bedrooms: Bedroom on main level (12.3 x 10.11); Bedroom on main level (10.4 x 10.9); Bedroom in basement (9.10 x 10.9); Bedroom in basement (9.10 x 10.11); Bedroom in basement (9.10 x 10.11)
• Flooring: Hardwood; Softwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Mini split cooling; Mini split heating; Wood/wood furnace heating; Alternative heat stove; Hot air heating
• Interior features: Finished full basement with walkout, exterior access and interior stairs; Insulated basement; 13 total rooms; Sunroom; Porch; Foyer; Bonus room
• Laundry & utility: Utility room in basement (14.2 x 10.11)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $52 ($618/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 $500k (18.0% below list).
• Recommended offer: $500k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 54 active listings in the ZIP; 1 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 $65k of equity ($4k loan paydown + $61k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $171k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($573k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $500,000 (18.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $475,341
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1642 NH Route 175	0.36mi	2/2.5 (-1)	1,705 (-11%)	1mo	$425,000	$249	60
81 Susie Ln	0.20mi	3/1.5	1,782 (-7%)	21mo	$419,500	$235	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $335,383
• Equity at exit: $549,536

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $984,832
• Equity at exit: $1,185,096

Cash invested: $170,800 (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 03285

• Home prices YoY: 29.5%
• Active inventory: 54
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$3,199
• Tax from tax record: −$445 /mo · $5,345/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $52

Break-even live

Break-even rent $4,935

Max offer price $610,000

Occupancy floor 94%

Sensitivity live

Price	-10% $397	-5% $224	+0% $52	+5% $-121	+10% $-294
Rent	-10% $-343	-5% $-146	+0% $52	+5% $249	+10% $447
Rate	-1.0pp $359	-0.5pp $207	base $52	+0.5pp $-107	+1.0pp $-267

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Lafayette Rd Unit 1 Thornton, NH	3.0	2.0	1442	$5,000	$3.47	45d	1	0.48mi

Listing history 20 events

1. 2026-06-21
   days on market $610,000 Active 70 DOM
2. 2026-06-18
   days on market $610,000 Active 68 DOM
3. 2026-06-17
   days on market $610,000 Active 67 DOM
4. 2026-06-17
   price $610,000 Active 66 DOM
5. 2026-06-16
   days on market $650,000 Active 66 DOM
6. 2026-06-15
   days on market $650,000 Active 65 DOM
7. 2026-06-13
   days on market $650,000 Active 63 DOM
8. 2026-06-12
   days on market $650,000 Active 62 DOM
9. 2026-06-09
   days on market $650,000 Active 59 DOM
10. 2026-06-08
    days on market $650,000 Active 58 DOM
11. 2026-06-07
    days on market $650,000 Active 57 DOM
12. 2026-06-07
    days on market $650,000 Active 56 DOM
13. 2026-06-05
    days on market $650,000 Active 55 DOM
14. 2026-06-04
    days on market $650,000 Active 53 DOM
15. 2026-06-02
    days on market $650,000 Active 52 DOM
16. 2026-06-01
    days on market $650,000 Active 51 DOM
17. 2026-05-31
    days on market $650,000 Active 50 DOM
18. 2026-04-11
    listed $650,000 Active
19. 2026-04-09
    historical $650,000
20. 2026-04-08
    listed $650,000 Active

ⓘ 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: $5,345 · $445/mo
• Projected year-2 tax: $9,322 · $777/mo
• Expected delta: +$3,976/yr (+$331/mo · 74.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $60,000
• − Mortgage interest: −$34,169
• − Property taxes: −$5,345
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$17,745
• Taxable loss: −$9,910
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $2,997/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: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Thornton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,763

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 14% Lithuanian 12% Romanian 5%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▲ 106.72%
• Current HPI: 468.1616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-11 Listed $650,000 PrimeMLS
• 2026-04-09 Coming Soon $650,000 PrimeMLS
• 2026-04-08 Listed $650,000 PrimeMLS

Property tax history

+15.3%/yr

Latest (2025): $5,345 · +3.2% YoY. Source: county tax records.