164 Deer Park Dr Unit 177D · Woodstock, NH 03262

$26,500

2 bd · 2.5 ba · 967 sqft · Condo public records · 1 Days on market

Built 1989 $448/mo HOA · 7% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Quarter Share ownership, two bedroom condo (you have use 1 week per month) is a nicely updated unit located in the Notchbrook building. Step out your door to The Pemi River and just a short stroll to the club house. Inside you'll find 2 bedrooms, 2 full baths plus a Jaccuzi tub. Also features a gas fireplace to warm you on cold winter evenings and a full-size kitchen to cook for the entire family. Owning a quarter share is an affordable alternative to whole ownership. This is NOT a time share, you own the actual real estate. Condo fees include all utilities, maintenance and full use of all facilities. Deer Park has a fantastic amenities package which includes a beautiful spring fed pon

Key facts

• Hot tub
• Gas fireplace
• Spring fed pond

Tags

• JACUZZI TUB
• GAS FIREPLACE
• FULL-SIZE KITCHEN
• SPRING FED POND
• INDOOR POOL
• HOT TUB

Property features AI

Finance

• Other: Part of a vacation quarter-share condominium
• Financial info: Timeshare/fractional ownership: 25% interest (timeshare/fractional ownership applies)
• HOA & community: Condo fees apply (monthly HOA fee); Monthly condo fee covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, trash, internet and more; One-time buy-in/association fee required; Association amenities include building maintenance, clubhouse, exercise facility, management plan, master insurance, indoor storage, landscaping, basketball court, beach rights, common acreage, common heating/cooling, hot tub, in-ground pool (heated), sauna, snow removal, tennis court, trash removal, coin laundry, locker rooms and pickleball

Exterior

• Parking: Common/shared paved driveway
• Utilities: Public water; Public sewer; Electric service by NHEC with circuit breaker panel; Cable internet available (Spectrum); Cable service available; Gas - LP/Bottle available; Underground utilities
• Home design: Garden-style condominium; Brown exterior; Shingle roof; Unit 177D; Built in 1989
• Construction: Wood frame construction with wood exterior; Built in 1989; Shingle roof
• Exterior features: Country setting, landscaped and level grounds; Mountain views, near trails and walking paths; Close to shopping, skiing and snowmobile trails; Circular, common/shared paved driveway; Part of a development (Deer Park) with common acreage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Electric stove
• Bedrooms: Master bedroom (first level); Second bedroom (first level)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heat (hot air); Wall AC units
• Interior features: Five total rooms; Finished, climate-controlled full basement with interior stair access and assigned locked storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $26k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $26k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($183 loan paydown + $1k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $26,500

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 22.77% ✓
• Cap rate: 194.28%
• Cash-on-cash: 671.39%
• DSCR: 30.87
• GRM: 0.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 37.30×
• Total profit: $269,343
• Equity at exit: $13,391

10-year hold

• IRR: —
• Equity multiple: 80.13×
• Total profit: $587,126
• Equity at exit: $21,866

Cash invested: $7,420 (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 03262

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $6,033 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$11
• HOA: −$448
• Vacancy / Maint / Mgmt: −$1,267
• Net cashflow: $4,151

Break-even live

Break-even rent $778

Max offer price $26,500

Occupancy floor 26%

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Cooper Memorial Dr #203 Lincoln, NH	1.0	2.0	800	$1,600	$2.00	44d	1	1.00mi
51 Pollard Rd Unit 4 Lincoln, NH	2.0	2.0	1000	$2,250	$2.25	44d	1	1.37mi
51 Pollard Rd Lincoln, NH	2.0	2.0	1000	$15,000	$15.00	44d	1	1.37mi

HOA detail condo

• Monthly dues: $448 · $5,376/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $26,500 Active 1 DOM

ⓘ 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: $199 · $17/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: +$189/yr (+$16/mo · 95.2%)

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

Taxation est. · year 1

• Rental income: $72,395
• − Mortgage interest: −$1,484
• − Property taxes: −$199
• − Insurance: −$132
• − Repairs & maintenance: −$5,792
• − Management: −$5,792
• − HOA: −$5,376
• − Depreciation: −$771
• Taxable income: $52,849
• Est. tax owed @ 24.0%: −$12,684
• After-tax cash flow: $37,133/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 — Woodstock

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

Census & demographics

• Census place: North Woodstock, NH
• Population (ZIP): 1,172

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 13% Italian 7% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Other Asian/Pacific 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: ▲ 3.97%
• Current HPI: 457.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $26,500 PrimeMLS

Property tax history

-6.5%/yr

Latest (2022): $199 · -2.9% YoY. Source: county tax records.