9 Hemlock Dr · Wolfeboro, NH 03894

$385,000

3 bd · 2.0 ba · 2,762 sqft · SingleFamily public records · 73 Days on market

Built 1992 1.93 ac lot $139/sqft · 46% below area Est $714k · 46% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.3/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 9 Hemlock Drive in Wolfeboro, NH—an inviting opportunity to own a spacious home in one of the Lakes Region’s most desirable towns. Offering over 2,700 square feet of living space, this 3-bedroom, 2-bathroom property is set on a generous 1.93 lot, providing both privacy and room to enjoy the outdoors. The property also offers a 2 year old roof and generator hook up for peace of mind. Designed for convenient one-level living, the home features a functional layout ideal for a variety of lifestyles. The bright and airy sunroom is a standout space—perfect for relaxing with a morning coffee or enjoying the natural surroundings year-round. The living room has been updated with brand new carpeting, adding comfort and a fresh touch. This home also presents a great opportunity for a new owner to add new updates over time and truly make it their own. A large basement offers excellent storage or the potential to be finished for additional living space, home office, or recreation area. Whether you’re looking to expand or simply need extra room, the possibilities are there. Located less than 2 miles from historic downtown Wolfeboro, you’ll have easy access to charming shops, local restaurants, grocery stores, and the beautiful shores of Lake Winnipesaukee. Affordably priced for Wolfeboro, this property presents a fantastic opportunity for first-time homebuyers, those seeking to downsize with the ease of one-level living, or investors looking for value in a prime location. Don’t miss your chance to make this versatile home your own!

Key facts

• Generous lot
• Large basement
• Sunroom

Tags

• ONE LEVEL LIVING
• SUNROOM
• LARGE BASEMENT
• GENEROUS LOT
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (51.9% below list).
• Recommended offer: $185k (51.9% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 0.8% in Wolfeboro — 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 69/100 on livability (#51 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carpenter Elementary School (math 64% / reading 64%, grade B, #26 of 263 statewide, top 11%, 180 students, 23% FRL); Kingswood Regional Middle School (math 39% / reading 55%, grade D+, #31 of 96 statewide, top 34%, 388 students, 30% FRL); Kingswood Regional High School (math 37% / reading 62%, grade D, #37 of 90 statewide, top 49%, 720 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $385k implies a 367% gain — meaningful room to come down on a strong offer.

Recommended offer $185,321 (51.9% 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 73 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.48% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 17.3

CMA / ARV

• ARV (median comp): $714,298
• List price: $385,000
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Ambrose Way	0.34mi	3/3.0	2,396 (-13%)	6mo	$840,000	$351	53
12 Highland Ter	0.51mi	2/2.5 (-1)	2,424 (-12%)	3mo	$560,000	$231	46
28 Winterhaven Rd	0.40mi	2/2.5 (-1)	2,470 (-11%)	16mo	$685,000	$277	44
3 Deer Run	0.73mi	3/3.0	3,024 (+10%)	7mo	$682,000	$226	40

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $143,793
• Equity at exit: $346,839

10-year hold

• IRR: 15.6%
• Equity multiple: 5.41×
• Total profit: $475,061
• Equity at exit: $747,970

Cash invested: $107,800 (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 03894

• Home prices YoY: 4.3%
• Active inventory: 71
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$318 /mo · $3,816/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-1,033

Break-even live

Break-even rent $3,161

Max offer price $202,452

Occupancy floor —

Sensitivity live

Price	-10% $-815	-5% $-924	+0% $-1,033	+5% $-1,142	+10% $-1,251
Rent	-10% $-1,180	-5% $-1,107	+0% $-1,033	+5% $-960	+10% $-887
Rate	-1.0pp $-839	-0.5pp $-935	base $-1,033	+0.5pp $-1,133	+1.0pp $-1,235

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $385,000 Active 73 DOM
2. 2026-06-18
   days on market $385,000 Active 70 DOM
3. 2026-06-17
   days on market $385,000 Active 69 DOM
4. 2026-06-16
   days on market $385,000 Active 68 DOM
5. 2026-06-15
   price $385,000 Active 67 DOM
6. 2026-06-15
   days on market $399,000 Active 67 DOM
7. 2026-06-13
   days on market $399,000 Active 65 DOM
8. 2026-06-13
   days on market $399,000 Active 64 DOM
9. 2026-06-09
   days on market $399,000 Active 61 DOM
10. 2026-06-08
    days on market $399,000 Active 60 DOM
11. 2026-06-07
    days on market $399,000 Active 59 DOM
12. 2026-06-04
    days on market $399,000 Active 56 DOM
13. 2026-06-03
    days on market $399,000 Active 55 DOM
14. 2026-06-02
    days on market $399,000 Active 54 DOM
15. 2026-06-01
    days on market $399,000 Active 53 DOM
16. 2026-05-31
    days on market $399,000 Active 52 DOM
17. 2026-05-05
    price $399,000 1590-char remark

    Show marketing remark (1590 chars)

    Welcome to 9 Hemlock Drive in Wolfeboro, NH—an inviting opportunity to own a spacious home in one of the Lakes Region’s most desirable towns. Offering over 2,700 square feet of living space, this 3-bedroom, 2-bathroom property is set on a generous 1.93 lot, providing both privacy and room to enjoy the outdoors. The property also offers a 2 year old roof and generator hook up for peace of mind. Designed for convenient one-level living, the home features a functional layout ideal for a variety of lifestyles. The bright and airy sunroom is a standout space—perfect for relaxing with a morning coffee or enjoying the natural surroundings year-round. The living room has been updated with brand new carpeting, adding comfort and a fresh touch. This home also presents a great opportunity for a new owner to add new updates over time and truly make it their own. A large basement offers excellent storage or the potential to be finished for additional living space, home office, or recreation area. Whether you’re looking to expand or simply need extra room, the possibilities are there. Located less than 2 miles from historic downtown Wolfeboro, you’ll have easy access to charming shops, local restaurants, grocery stores, and the beautiful shores of Lake Winnipesaukee. Affordably priced for Wolfeboro, this property presents a fantastic opportunity for first-time homebuyers, those seeking to downsize with the ease of one-level living, or investors looking for value in a prime location. Don’t miss your chance to make this versatile home your own!

18. 2026-04-02
    listed $425,000 Active 1590-char remark

    Show marketing remark (1590 chars)

    Welcome to 9 Hemlock Drive in Wolfeboro, NH—an inviting opportunity to own a spacious home in one of the Lakes Region’s most desirable towns. Offering over 2,700 square feet of living space, this 3-bedroom, 2-bathroom property is set on a generous 1.93 lot, providing both privacy and room to enjoy the outdoors. The property also offers a 2 year old roof and generator hook up for peace of mind. Designed for convenient one-level living, the home features a functional layout ideal for a variety of lifestyles. The bright and airy sunroom is a standout space—perfect for relaxing with a morning coffee or enjoying the natural surroundings year-round. The living room has been updated with brand new carpeting, adding comfort and a fresh touch. This home also presents a great opportunity for a new owner to add new updates over time and truly make it their own. A large basement offers excellent storage or the potential to be finished for additional living space, home office, or recreation area. Whether you’re looking to expand or simply need extra room, the possibilities are there. Located less than 2 miles from historic downtown Wolfeboro, you’ll have easy access to charming shops, local restaurants, grocery stores, and the beautiful shores of Lake Winnipesaukee. Affordably priced for Wolfeboro, this property presents a fantastic opportunity for first-time homebuyers, those seeking to downsize with the ease of one-level living, or investors looking for value in a prime location. Don’t miss your chance to make this versatile home your own!

19. 2024-11-21
    price $385,000
20. 2003-08-28
    soldstatus $82,500

ⓘ 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: $3,816 · $318/mo
• Projected year-2 tax: $6,104 · $509/mo
• Expected delta: +$2,288/yr (+$191/mo · 60.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $22,239
• − Mortgage interest: −$21,566
• − Property taxes: −$3,816
• − Insurance: −$1,925
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$11,200
• Taxable loss: −$19,827
• Est. tax savings @ 24.0%: +$4,758
• After-tax cash flow: $-7,642/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Wolfeboro

• Score: 69/100
• State rank: #51
• US rank: #8820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfeboro, NH
• Population (ZIP): 6,577

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Slovak 8% Lithuanian 7% Russian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.57%
• Current HPI: 356.3588
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+383.6% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $399,000 PrimeMLS
• 2026-04-02 Listed $425,000 PrimeMLS
• 2024-11-21 Price Changed $385,000 PrimeMLS
• 2003-08-28 Sold (Public Records) $82,500 Public Records

Property tax history

+3.2%/yr

Latest (2024): $3,816 · +8.2% YoY. Source: county tax records.