317 Potato Rd · Canaan, NH 03748

$325,000

3 bd · 1.5 ba · 1,228 sqft · SingleFamily public records · 5 Days on market

Built 2002 10 ac lot

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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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Set on 10 private acres in a peaceful country setting, this 2002 raised ranch offers space, functionality, and opportunity. The property features a large, detached garage with a high-clearance overhead bay and automotive lift — ideal for car enthusiasts, hobbyists, or workshop use. Inside, the home includes 3 bedrooms, 1.5 baths, and a spacious lower-level family room with flexible living space. A side deck opens to the expansive backyard, perfect for entertaining, gardening, or enjoying the outdoors.

Key facts

• Private acres
• Side deck
• Automotive lift

Tags

• PRIVATE ACRES
• DETACHED GARAGE
• HIGH-CLEARANCE OVERHEAD BAY
• AUTOMOTIVE LIFT
• EXPANSIVE BACKYARD
• SIDE DECK

Property features AI

Exterior

• Parking: Detached 2-car garage; Gravel driveway
• Utilities: Drilled well water; Private sewer; Circuit breaker electric service; High-speed internet available; Cable available
• Home design: Raised ranch; Modular structure; Existing construction; Shingle (asphalt) roof; Built in 2002
• Construction: Vinyl siding
• Exterior features: Country setting with wooded areas; Abuts conservation land; Surveyed property

Interior

• Kitchen: Kitchen/dining area (approx. 14'7" x 12'2"); Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three first-floor bedrooms (approx. 12'2" x 12'3"; 12'2" x 8'8"; 12'2" x 11'10")
• Flooring: Laminate; Tile; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Propane hot water heating
• Interior features: Six total rooms; Family room in the basement; Concrete/crawl space/partial basement; partially finished and unfinished areas
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $33 ($398/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 $297k (8.6% below list).
• Recommended offer: $297k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Enfield Village School (math 74% / reading 74%, grade A, #13 of 263 statewide, top 6%, 214 students, 22% 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: 28 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 $35k of equity ($2k loan paydown + $32k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $297,081 (8.6% 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: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $179,204
• Equity at exit: $292,786

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $526,235
• Equity at exit: $631,404

Cash invested: $91,000 (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 03748

• Home prices YoY: 15.4%
• Active inventory: 28
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,971 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$474 /mo · $5,688/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $33

Break-even live

Break-even rent $2,929

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $217	-5% $125	+0% $33	+5% $-59	+10% $-151
Rent	-10% $-202	-5% $-84	+0% $33	+5% $151	+10% $268
Rate	-1.0pp $197	-0.5pp $116	base $33	+0.5pp $-51	+1.0pp $-137

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-19
   listed $325,000 Active

ⓘ 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: $5,688 · $474/mo
• Projected year-2 tax: $6,386 · $532/mo
• Expected delta: +$698/yr (+$58/mo · 12.3%)

ⓘ 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 1/10 Low 7 d/yr ≥89°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: $35,650
• − Mortgage interest: −$18,205
• − Property taxes: −$5,688
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − Depreciation: −$9,455
• Taxable loss: −$5,027
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $1,605/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): 4,568

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 18% Slovak 8% Serbian 3%
• Foreign-born: 3%
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 56.61%
• Current HPI: 424.8365
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-19 Listed $325,000 PrimeMLS

Property tax history

+1.9%/yr

Latest (2025): $5,688 · +5.5% YoY. Source: county tax records.