1349 Mt Major Hwy · Wolfeboro, NH 03810

$399,000

3 bd · 1.5 ba · 1,823 sqft · SingleFamily public records · 6 Days on market

Built 1990 5.30 ac lot Est $540k · 26% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1349 Mount Major Highway, where peaceful country living meets unbeatable Lakes Region convenience. Set on 5.3 acres, this 3-bedroom, 1.5-bath home offers the kind of privacy that's hard to find. Step out onto the newly built deck and take in the view, a large, flat yard stretching out to acres of wooded land, with no neighbors in sight. Whether you're sipping your morning coffee or hosting a summer cookout, this outdoor space delivers. Inside, the main floor centers around a generous open-concept living space that make it easy to cook, gather, and relax without feeling closed off. A first-floor bedroom, half bath, and laundry add convenience, while two additional bedrooms and a f

Key facts

• 5.3 acre lot
• Built 1990
• Listed 6 days

Property features AI

Exterior

• Utilities: Drilled well (private); Private septic with concrete leach field; 200 amp electrical service with circuit breakers; High-speed internet available; Cable available
• Home design: Colonial style; Brown exterior; Shingle roof
• Construction: Wood frame construction; Built in 1990
• Exterior features: Level, wooded lot; Dirt driveway; Paved public road access; public maintained

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Gas range; Refrigerator
• Flooring: Tile; Wood; Vinyl plank
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heat; Hot water heating
• Interior features: Four total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.2% below list).
• Recommended offer: $342k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 0.7% 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.
• Alton School District (rural): math 34% / reading 42% proficiency, ranked #139 of 171 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $399k implies a 219% gain — meaningful room to come down on a strong offer.

Recommended offer $342,335 (14.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $539,608
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1349 Mt Major Hwy	0.00mi	3/1.5	1,760 (-4%)	0mo	$460,000	$261	94
202 Cherry Valley Rd	0.46mi	3/2.5	1,872 (+3%)	8mo	$554,900	$296	64

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $229,765
• Equity at exit: $359,451

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $666,538
• Equity at exit: $775,169

Cash invested: $111,720 (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 03810

• Home prices YoY: 33.9%
• Active inventory: 34
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $197

Break-even live

Break-even rent $3,174

Max offer price $399,000

Occupancy floor 89%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-29
   listed $399,000 Active
3. 2012-08-06
   soldstatus $125,000

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $5,841 · $487/mo
• Expected delta: +$2,858/yr (+$238/mo · 95.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $41,080
• − Mortgage interest: −$22,350
• − Property taxes: −$2,983
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$11,607
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $3,429/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: Alton School District
• NCES district ID: 3301440
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $66,442
• Composite: 36.9/100
• National rank: #9132
• State rank: #139 of 171 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

• Population (ZIP): 2,269

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Serbian 9% Romanian 9% Lithuanian 6%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 112.98%
• Current HPI: 446.0509
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+219.2% since first listed

3 events — show timeline

• 2026-05-05 Pending — PrimeMLS
• 2026-04-29 Listed $399,000 PrimeMLS
• 2012-08-06 Sold (Public Records) $125,000 Public Records

Property tax history

+3.4%/yr

Latest (2024): $2,983 · -1.5% YoY. Source: county tax records.