164 Deer Park Dr Unit 160D · North Woodstock, NH 03262

$9,900

1 bd · 2.5 ba · 686 sqft · Condo public records · 220 Days on market

Built 1989 $14/sqft · 96% below area $443/mo HOA · 42% of rent ↓ 16% since listing

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI and travel the world. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The main room offers a comfortable living space with a sleep sofa and armchairs by the gas fireplace, a dining table with plenty of seating, and a full kitchen. The swim club, with a man-made lake for your summer outdoor swimming, and an indoor pool, fitness rooms, and recreation area are all just across the parking area. The mountains beyond make for a beautiful setting. See if this is the perfect fit for you to start your Loon area adventures!

Key facts

• Fitness rooms
• Man-made lake
• Indoor pool

Tags

• PATIO AND THE SPACE BEYOND
• MAN-MADE LAKE
• INDOOR POOL
• FITNESS ROOMS
• RECREATION AREA

🏷️ Possibly a rental listed for sale. The $9,900 price doesn't fit this home's estimated sale value (~$245,131) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $10k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 45.7% vs local median 3.7% in North Woodstock — 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 59/100 on livability (#91 in NH) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: health & safety C-, amenities F, commute F.
• 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); Lin-Wood Public School (Middle) (math 44% / reading 44%, grade D, #34 of 96 statewide, top 38%, 69 students, 28% FRL); Lin-Wood Public School (High) (math 30% / reading 50%, grade F, #59 of 90 statewide, top 69%, 87 students, 18% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 23 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 $461 of equity ($68 loan paydown + $393 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $8,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 10.61% ✓
• Cap rate: 45.74%
• Cash-on-cash: 140.88%
• DSCR: 7.27
• GRM: 0.8

CMA / ARV

• ARV (median comp): $245,131
• List price: $9,900
• Delta: -95.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.20×
• Total profit: $22,722
• Equity at exit: $5,003

10-year hold

• IRR: —
• Equity multiple: 19.62×
• Total profit: $51,616
• Equity at exit: $8,169

Cash invested: $2,772 (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: 23
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$6 /mo · $66/yr
• Insurance: −$4
• HOA: −$443
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $325

Break-even live

Break-even rent $639

Max offer price $9,900

Occupancy floor 64%

Sensitivity live

Price	-10% $331	-5% $328	+0% $325	+5% $323	+10% $320
Rent	-10% $242	-5% $284	+0% $325	+5% $367	+10% $408
Rate	-1.0pp $330	-0.5pp $328	base $325	+0.5pp $323	+1.0pp $320

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-22
   days on market $9,900 Active 220 DOM
2. 2026-06-21
   days on market $9,900 Active 219 DOM
3. 2026-06-21
   days on market $9,900 Active 218 DOM
4. 2026-06-18
   days on market $9,900 Active 216 DOM
5. 2026-06-17
   days on market $9,900 Active 215 DOM
6. 2026-06-16
   days on market $9,900 Active 214 DOM
7. 2026-06-15
   days on market $9,900 Active 213 DOM
8. 2026-06-13
   days on market $9,900 Active 211 DOM
9. 2026-06-12
   days on market $9,900 Active 210 DOM
10. 2026-06-09
    days on market $9,900 Active 207 DOM
11. 2026-06-08
    days on market $9,900 Active 206 DOM
12. 2026-06-07
    days on market $9,900 Active 205 DOM
13. 2026-06-07
    days on market $9,900 Active 204 DOM
14. 2026-06-04
    days on market $9,900 Active 201 DOM
15. 2026-06-02
    days on market $9,900 Active 200 DOM
16. 2026-06-01
    days on market $9,900 Active 199 DOM
17. 2026-05-31
    days on market $9,900 Active 198 DOM
18. 2026-04-03
    price $12,500 798-char remark

    Show marketing remark (798 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI and travel the world. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The main room offers a comfortable living space with a sleep sofa and armchairs by the gas fireplace, a dining table with plenty of seating, and a full kitchen. The swim club, with a man-made lake for your summer outdoor swimming, and an indoor pool, fitness rooms, and recreation area are all just across the parking area. The mountains beyond make for a beautiful setting. See if this is the perfect fit for you to start your Loon area adventures!

19. 2026-01-28
    price $14,350 798-char remark

    Show marketing remark (798 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI and travel the world. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The main room offers a comfortable living space with a sleep sofa and armchairs by the gas fireplace, a dining table with plenty of seating, and a full kitchen. The swim club, with a man-made lake for your summer outdoor swimming, and an indoor pool, fitness rooms, and recreation area are all just across the parking area. The mountains beyond make for a beautiful setting. See if this is the perfect fit for you to start your Loon area adventures!

20. 2025-12-15
    price $17,500 798-char remark

    Show marketing remark (798 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI and travel the world. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The main room offers a comfortable living space with a sleep sofa and armchairs by the gas fireplace, a dining table with plenty of seating, and a full kitchen. The swim club, with a man-made lake for your summer outdoor swimming, and an indoor pool, fitness rooms, and recreation area are all just across the parking area. The mountains beyond make for a beautiful setting. See if this is the perfect fit for you to start your Loon area adventures!

21. 2025-11-14
    listed $18,500 Active 798-char remark

    Show marketing remark (798 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI and travel the world. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The main room offers a comfortable living space with a sleep sofa and armchairs by the gas fireplace, a dining table with plenty of seating, and a full kitchen. The swim club, with a man-made lake for your summer outdoor swimming, and an indoor pool, fitness rooms, and recreation area are all just across the parking area. The mountains beyond make for a beautiful setting. See if this is the perfect fit for you to start your Loon area adventures!

22. 2022-07-11
    soldstatus $12,500 Closed 611-char remark

    Show marketing remark (611 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The swim club, with man-made lake for your summer outdoor swimming, and indoor pool, fitness rooms and recreation area are all just a 5-minute walk away. The mountains beyond make for a beautiful setting. Come see if this is the perfect fit for you to start your Lon area adventures!

23. 2022-06-27
    status Pending 611-char remark

    Show marketing remark (611 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The swim club, with man-made lake for your summer outdoor swimming, and indoor pool, fitness rooms and recreation area are all just a 5-minute walk away. The mountains beyond make for a beautiful setting. Come see if this is the perfect fit for you to start your Lon area adventures!

24. 2022-05-20
    status Active 611-char remark

    Show marketing remark (611 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The swim club, with man-made lake for your summer outdoor swimming, and indoor pool, fitness rooms and recreation area are all just a 5-minute walk away. The mountains beyond make for a beautiful setting. Come see if this is the perfect fit for you to start your Lon area adventures!

25. 2022-05-11
    status Pending 611-char remark

    Show marketing remark (611 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The swim club, with man-made lake for your summer outdoor swimming, and indoor pool, fitness rooms and recreation area are all just a 5-minute walk away. The mountains beyond make for a beautiful setting. Come see if this is the perfect fit for you to start your Lon area adventures!

26. 2022-05-06
    listed $14,900 Active 611-char remark

    Show marketing remark (611 chars)

    This 1 bedroom, 2 bath condo offers a little bit of everything! Usage is every 4th week, amounting to about 13 weeks per year, during which you can use it, rent it out, or exchange it through RCI. On the lower level of the building, you can step right out from the bedroom to the patio and the space beyond, right to the river. The swim club, with man-made lake for your summer outdoor swimming, and indoor pool, fitness rooms and recreation area are all just a 5-minute walk away. The mountains beyond make for a beautiful setting. Come see if this is the perfect fit for you to start your Lon area adventures!

ⓘ 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: $66 · $6/mo
• Projected year-2 tax: $141 · $12/mo
• Expected delta: +$75/yr (+$6/mo · 113.5%)

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

Taxation est. · year 1

• Rental income: $12,607
• − Mortgage interest: −$555
• − Property taxes: −$66
• − Insurance: −$50
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$5,316
• − Depreciation: −$288
• Taxable income: $4,316
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $2,869/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 — North Woodstock

• Score: 59/100
• State rank: #91
• US rank: #19806

Category grades

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

Schools grade is shown separately in the Schools card above.

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

-16.1% since first listed

9 events — show timeline

• 2026-04-03 Price Changed $12,500 PrimeMLS
• 2026-01-28 Price Changed $14,350 PrimeMLS
• 2025-12-15 Price Changed $17,500 PrimeMLS
• 2025-11-14 Listed $18,500 PrimeMLS
• 2022-07-11 Sold (MLS) $12,500 PrimeMLS
• 2022-06-27 Pending — PrimeMLS
• 2022-05-20 Relisted — PrimeMLS
• 2022-05-11 Pending — PrimeMLS
• 2022-05-06 Listed $14,900 PrimeMLS

Property tax history

-6.5%/yr

Latest (2022): $66 · -2.9% YoY. Source: county tax records.