8 Boulders Rd Unit (aka Unit 66) · Holderness, NH 03245

$310,000

1 bd · 1.0 ba · 705 sqft · Condo · 38 Days on market

Built 2002 $305/mo HOA · 13% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +5.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Welcome to your Happy Place at Squam Lake! Situated on a Deeded Condo Lot with Lake Views and Available Private Beach Access, this beautifully updated vacation home is the perfect spot to relax, reconnect, and enjoy all that the Lakes Region has to offer. The bright, cheerful sunroom is filled with an abundance of windows, bringing the outdoors in and creating a favorite gathering space for morning coffee, afternoon reading, or evening conversations. French doors open to the main living area, while a sliding glass door leads to the oversized patio, making indoor-outdoor living easy and enjoyable. The open kitchen and living space have been thoughtfully updated with KraftMaid soft-close cabi

Key facts

• Hardwood flooring
• Lake views
• Remodeled bathroom

Tags

• LAKE VIEWS
• PRIVATE BEACH ACCESS
• OPEN-CONCEPT KITCHEN
• REMODELED KITCHEN
• REMODELED BATHROOM
• HARDWOOD FLOORING

Property features AI

Finance

• HOA & community: Condo fees apply (monthly); Association fee: 305 Monthly; Association maintains building maintenance, landscaping, snow removal, trash removal, and common heating/cooling; Amenities include clubhouse, exercise facility, playground, recreation facilities, in-ground heated pool, pool (heated), coin laundry, management plan, master insurance, and common acreage

Exterior

• Parking: Crushed stone driveway
• Utilities: Community sewer; Community water; Circuit breaker electrical service; Cable available; LP/bottle gas; High-speed internet available
• Home design: Manufactured/Mobile home; Existing construction; Unit (aka Unit 66)
• Construction: Built in 2002; Vinyl siding; Metal roof
• Exterior features: Condo development with lake and water views; Scenic/view lot

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: Bedroom on main level
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Loft; Sunroom; Open kitchen/living area
• Laundry & utility: Washer; Dryer; On-demand (tankless) water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (24.5% below list).
• Recommended offer: $224k (27.9% below list) — sets the bar for cash-flow.

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: 26 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,509 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 11.0

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: 18.5%
• Equity multiple: 2.51×
• Total profit: $130,988
• Equity at exit: $279,273

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $416,118
• Equity at exit: $602,262

Cash invested: $86,800 (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 03245

• Active inventory: 26
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$305
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-598

Break-even live

Break-even rent $3,098

Max offer price $223,509

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-491	+0% $-598	+5% $-705	+10% $-812
Rent	-10% $-783	-5% $-690	+0% $-598	+5% $-505	+10% $-413
Rate	-1.0pp $-442	-0.5pp $-519	base $-598	+0.5pp $-678	+1.0pp $-760

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $310,000 Active 38 DOM
2. 2026-06-21
   days on market $310,000 Active 37 DOM
3. 2026-06-18
   days on market $310,000 Active 35 DOM
4. 2026-06-17
   days on market $310,000 Active 34 DOM
5. 2026-06-16
   days on market $310,000 Active 33 DOM
6. 2026-06-15
   days on market $310,000 Active 32 DOM
7. 2026-06-13
   days on market $310,000 Active 30 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   days on market $310,000 Active 29 DOM
10. 2026-06-09
    days on market $310,000 Active 26 DOM
11. 2026-06-08
    days on market $310,000 Active 25 DOM
12. 2026-06-07
    days on market $310,000 Active 24 DOM
13. 2026-06-07
    days on market $310,000 Active 23 DOM
14. 2026-06-05
    days on market $310,000 Active 22 DOM
15. 2026-06-04
    days on market $310,000 Active 20 DOM
16. 2026-06-02
    days on market $310,000 Active 19 DOM
17. 2026-06-01
    days on market $310,000 Active 18 DOM
18. 2026-05-31
    days on market $310,000 Active 17 DOM
19. 2026-05-14
    listed $310,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,095
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$3,660
• − Depreciation: −$9,018
• Taxable loss: −$12,643
• Est. tax savings @ 24.0%: +$3,034
• After-tax cash flow: $-4,138/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 — Holderness

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

Census & demographics

• Population (ZIP): 1,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 26% Iranian 5% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% 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: ▲ 119.42%
• Current HPI: 460.2832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-14 Listed $310,000 PrimeMLS