208 Grafton Turnpike Rd · Canaan, NH 03741

$314,900

4 bd · 1.0 ba · 1,406 sqft · Manufactured public records · 29 Days on market

Built 1985 2.00 ac lot Est $259k · 22% over

---

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 +11.0/30.0
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This affordable 3 bedroom home is sitting on 2 country acres. A few features include some tongue and groove pine walls, open living area with a newer wood stove, master bedroom with a walk in closet, spacious entry room and more. The floors could use a face lift and possibly new interior paint. At this price the new buyer can give it their touches. Enjoy the enclosed porch too. Located on a paved country road.

Key facts

• Private yard
• Black cabinetry
• Large open kitchen

Tags

• LARGE OPEN KITCHEN
• BLACK CABINETRY
• STAINLESS STEEL APPLIANCES
• SCREENED IN BACK PORCH
• PRIVATE YARD
• WOODEN STORAGE SHED

Property features AI

Finance

• Other: Survey document available

Exterior

• Parking: Dirt and gravel driveway
• Utilities: Drilled well; Septic system with 1,000 gallon tank and existing leach field; 150 Amp service with circuit breakers; High-speed internet available on site; Cable service available on site; LP/Bottle gas service; Fuel provider: Inov8vEnergy
• Home design: Ranch-style home; Existing construction; Single-story (entries and rooms listed at 1st level)
• Construction: Built in 1985; Wood frame construction with wood exterior; Asphalt shingle roof; Crawl space foundation
• Exterior features: Country setting on a landscaped, level to sloping lot with walking trails; Near skiing; Rural and open surroundings; 227 feet of road frontage; Paved public road access

Interior

• Kitchen: Kitchen (12x12); Dishwasher; Energy Star dishwasher; Microwave; Electric range; Energy Star refrigerator; Electric water heater
• Bedrooms: Master bedroom (1st level) — 12x12 with bonus room; Bedroom (1st level) — 12x12; Bedroom (1st level) — 12x11
• Flooring: Ceramic tile; Laminate; Manufactured flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heat
• Interior features: 8 total rooms; Crawl space basement with dirt floor; Survey completed
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (21.8% below list).
• Recommended offer: $246k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Canaan — 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 48/100 on livability (#95 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Mascoma Valley Reg School District (rural): math 36% / reading 50% proficiency, ranked #56 of 98 in NH (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Canaan Elementary School (math 52% / reading 52%, grade C-, #82 of 263 statewide, top 34%, 225 students, 33% FRL); Indian River School (math 27% / reading 46%, grade F, #53 of 96 statewide, top 56%, 313 students, 39% FRL); Mascoma Valley Regional High School (math 22% / reading 42%, grade F, #76 of 90 statewide, top 85%, 338 students, 29% FRL).
• Market conditions: 43 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 $34k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $315k implies a 215% gain — meaningful room to come down on a strong offer.

Recommended offer $246,385 (21.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $258,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Tibbits Ln	0.52mi	3/2.0 (-1)	1,522 (+8%)	10mo	$280,000	$184	45

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $163,112
• Equity at exit: $283,687

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $486,871
• Equity at exit: $611,781

Cash invested: $88,172 (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 03741

• Home prices YoY: 17.5%
• Active inventory: 43
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$295 /mo · $3,543/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-131

Break-even live

Break-even rent $2,630

Max offer price $291,690

Occupancy floor —

Sensitivity live

Price	-10% $47	-5% $-42	+0% $-131	+5% $-221	+10% $-310
Rent	-10% $-326	-5% $-229	+0% $-131	+5% $-34	+10% $63
Rate	-1.0pp $27	-0.5pp $-51	base $-131	+0.5pp $-213	+1.0pp $-296

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $314,900 Active 29 DOM
2. 2026-06-21
   days on market $314,900 Active 28 DOM
3. 2026-06-19
   days on market $314,900 Active 26 DOM
4. 2026-06-18
   days on market $314,900 Active 25 DOM
5. 2026-06-17
   days on market $314,900 Active 24 DOM
6. 2026-06-16
   days on market $314,900 Active 23 DOM
7. 2026-06-15
   days on market $314,900 Active 22 DOM
8. 2026-06-14
   days on market $314,900 Active 20 DOM
9. 2026-06-12
   days on market $314,900 Active 19 DOM
10. 2026-06-09
    days on market $314,900 Active 16 DOM
11. 2026-06-08
    days on market $314,900 Active 15 DOM
12. 2026-06-07
    days on market $314,900 Active 14 DOM
13. 2026-06-05
    days on market $314,900 Active 11 DOM
14. 2026-06-02
    days on market $314,900 Active 9 DOM
15. 2026-06-01
    days on market $314,900 Active 8 DOM
16. 2026-05-31
    days on market $314,900 Active 7 DOM
17. 2026-05-30
    days on market $314,900 Active 6 DOM
18. 2026-04-15
    price $314,900 1183-char remark
19. 2026-04-07
    listed $3,200
20. 2026-03-25
    price $319,900 1183-char remark
21. 2026-03-25
    price $319,000 1183-char remark
22. 2026-03-24
    status Active 1183-char remark
23. 2026-03-24
    historical $3,200
24. 2026-03-11
    listed $3,200
25. 2026-01-16
    historical 1183-char remark
26. 2025-12-11
    status Pending 1183-char remark
27. 2025-12-05
    listed $309,000 Active 1183-char remark
28. 2019-11-06
    soldstatus $100,000 Closed 413-char remark

    Show marketing remark (413 chars)

    This affordable 3 bedroom home is sitting on 2 country acres. A few features include some tongue and groove pine walls, open living area with a newer wood stove, master bedroom with a walk in closet, spacious entry room and more. The floors could use a face lift and possibly new interior paint. At this price the new buyer can give it their touches. Enjoy the enclosed porch too. Located on a paved country road.

29. 2019-09-25
    historical Active with Contract 413-char remark

    Show marketing remark (413 chars)

    This affordable 3 bedroom home is sitting on 2 country acres. A few features include some tongue and groove pine walls, open living area with a newer wood stove, master bedroom with a walk in closet, spacious entry room and more. The floors could use a face lift and possibly new interior paint. At this price the new buyer can give it their touches. Enjoy the enclosed porch too. Located on a paved country road.

30. 2019-05-22
    listed $110,000 Active 413-char remark

    Show marketing remark (413 chars)

    This affordable 3 bedroom home is sitting on 2 country acres. A few features include some tongue and groove pine walls, open living area with a newer wood stove, master bedroom with a walk in closet, spacious entry room and more. The floors could use a face lift and possibly new interior paint. At this price the new buyer can give it their touches. Enjoy the enclosed porch too. Located on a paved country road.

31. 2007-08-24
    soldstatus $122,000
32. 2007-07-18
    historical
33. 2007-05-01
    listed $129,900
34. 2004-06-04
    soldstatus $88,000
35. 2004-06-02
    soldstatus $88,000
36. 2004-04-09
    historical
37. 2004-03-03
    listed $89,900

ⓘ 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: $3,543 · $295/mo
• Projected year-2 tax: $5,204 · $434/mo
• Expected delta: +$1,661/yr (+$138/mo · 46.9%)

ⓘ 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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $29,566
• − Mortgage interest: −$17,639
• − Property taxes: −$3,543
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$9,161
• Taxable loss: −$7,082
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $123/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: Mascoma Valley Reg School District
• NCES district ID: 3304680
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $63,357
• Composite: 38.2/100
• National rank: #4256
• State rank: #56 of 98 in NH

Livability — Canaan

• Score: 48/100
• State rank: #95
• US rank: #26162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,102

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 3% Asian 2%
• Common ancestry: Lithuanian 11% Slovak 5% Subsaharan African 3%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% German/W. Germanic 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: ▲ 54.12%
• Current HPI: 362.6755
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+250.3% since first listed

17 events — show timeline

• 2026-05-23 Listed $314,900 PrimeMLS
• 2026-04-15 Price Changed $314,900 PrimeMLS
• 2026-04-07 Listed for Rent $3,200 REDFIN
• 2026-03-25 Price Changed $319,900 PrimeMLS
• 2026-03-25 Price Changed $319,000 PrimeMLS
• 2026-03-24 Rental Removed $3,200 REDFIN
• 2026-03-11 Listed for Rent $3,200 REDFIN
• 2019-11-06 Sold (MLS) $100,000 PrimeMLS
• 2019-09-25 Contingent — PrimeMLS
• 2019-05-22 Listed $110,000 PrimeMLS
• 2007-08-24 Sold (MLS) $122,000 PrimeMLS
• 2007-07-18 Delisted — PrimeMLS
• 2007-05-01 Listed $129,900 PrimeMLS
• 2004-06-04 Sold (Public Records) $88,000 Public Records
• 2004-06-02 Sold (MLS) $88,000 PrimeMLS
• 2004-04-09 Delisted — PrimeMLS
• 2004-03-03 Listed $89,900 PrimeMLS

Property tax history

+4.1%/yr

Latest (2025): $3,543 · +5.5% YoY. Source: county tax records.