74 Whitelaw Dr · North Conway, NH 03813

$329,900

3 bd · 2.0 ba · 1,334 sqft · SingleFamily public records · 48 Days on market

Built 1987 1.00 ac lot $247/sqft · 25% below area Est $437k · 25% 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 +5.2/30.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2 full bath home with major updates already completed. Within the past 3 years, the septic system, heating system, roof, porch, and hot water heater have all been replaced, offering peace of mind for years to come. The home features solid construction and is located in a desirable area with low property taxes, making it an excellent option for both owner-occupants and investors. The basement provides additional potential living space, with three framed rooms already in place—ideal for future bedrooms, office space, or flexible use. There is also the possibility to add an additional bathroom, allowing for further expansion and increased value. Conveniently located in Conway, NH, with close proximity to shopping, skiing, hiking, and camping, this property is well-suited as a primary residence, vacation home, or investment property. A great opportunity to add your finishing touches and build equity. Open house 4/18/2026 10AM-1130AM

Key facts

• Solid construction
• Three framed rooms
• Roof replaced

Tags

• SEPTIC SYSTEM REPLACED
• HEATING SYSTEM REPLACED
• ROOF REPLACED
• HOT WATER HEATER REPLACED
• SOLID CONSTRUCTION
• THREE FRAMED ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-744 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (45.4% below list).
• Recommended offer: $180k (45.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#27 in NH, #3,862 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety B+; Watch: commute C-, housing F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pine Tree Elementary School (math 17% / reading 37%, grade F, #219 of 263 statewide, top 86%, 221 students, 35% FRL); A. Crosby Kennett Middle School (math 22% / reading 44%, grade F, #60 of 96 statewide, top 63%, 235 students, 39% FRL); Kennett High School (math 37% / reading 57%, grade D-, #47 of 90 statewide, top 57%, 706 students, 27% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $91k; list at $330k implies a 262% gain — meaningful room to come down on a strong offer.

Recommended offer $180,000 (45.4% 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 48 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.55% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.66%
• DSCR: 0.57
• GRM: 15.3

CMA / ARV

• ARV (median comp): $437,218
• List price: $329,900
• Delta: -24.55%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $132,250
• Equity at exit: $297,200

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $426,627
• Equity at exit: $640,923

Cash invested: $92,372 (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 03813

• Home prices YoY: 5.4%
• Active inventory: 28
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-744

Break-even live

Break-even rent $2,742

Max offer price $198,486

Occupancy floor —

Sensitivity live

Price	-10% $-557	-5% $-651	+0% $-744	+5% $-837	+10% $-931
Rent	-10% $-886	-5% $-815	+0% $-744	+5% $-673	+10% $-602
Rate	-1.0pp $-578	-0.5pp $-660	base $-744	+0.5pp $-829	+1.0pp $-916

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Saco St #91 Center Conway, NH	2.0	1.0	1015	$1,800	$1.77	45d	1	1.46mi

Listing history 5 events

1. 2026-05-31
   status $329,900 Pending 48 DOM
2. 2026-05-31
   days on market $329,900 Active 48 DOM
3. 2026-05-07
   price $349,900 975-char remark

   Show marketing remark (975 chars)

   Well-maintained 3-bedroom, 2 full bath home with major updates already completed. Within the past 3 years, the septic system, heating system, roof, porch, and hot water heater have all been replaced, offering peace of mind for years to come. The home features solid construction and is located in a desirable area with low property taxes, making it an excellent option for both owner-occupants and investors. The basement provides additional potential living space, with three framed rooms already in place—ideal for future bedrooms, office space, or flexible use. There is also the possibility to add an additional bathroom, allowing for further expansion and increased value. Conveniently located in Conway, NH, with close proximity to shopping, skiing, hiking, and camping, this property is well-suited as a primary residence, vacation home, or investment property. A great opportunity to add your finishing touches and build equity. Open house 4/18/2026 10AM-1130AM

4. 2026-04-13
   listed $369,900 Active 975-char remark

   Show marketing remark (975 chars)

   Well-maintained 3-bedroom, 2 full bath home with major updates already completed. Within the past 3 years, the septic system, heating system, roof, porch, and hot water heater have all been replaced, offering peace of mind for years to come. The home features solid construction and is located in a desirable area with low property taxes, making it an excellent option for both owner-occupants and investors. The basement provides additional potential living space, with three framed rooms already in place—ideal for future bedrooms, office space, or flexible use. There is also the possibility to add an additional bathroom, allowing for further expansion and increased value. Conveniently located in Conway, NH, with close proximity to shopping, skiing, hiking, and camping, this property is well-suited as a primary residence, vacation home, or investment property. A great opportunity to add your finishing touches and build equity. Open house 4/18/2026 10AM-1130AM

5. 2013-11-06
   soldstatus $91,100

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $5,386 · $449/mo
• Expected delta: +$1,805/yr (+$150/mo · 50.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,600
• − Mortgage interest: −$18,480
• − Property taxes: −$3,581
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$9,597
• Taxable loss: −$15,163
• Est. tax savings @ 24.0%: +$3,639
• After-tax cash flow: $-5,288/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — North Conway

• Score: 75/100
• State rank: #27
• US rank: #3862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,978
• Population (ZIP): 3,897

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 (93%)
• Race & ethnicity: White 93% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 11% Slovak 10% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1%

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: ▲ 21.27%
• Current HPI: 417.7399
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+284.1% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $349,900 PrimeMLS
• 2026-04-13 Listed $369,900 PrimeMLS
• 2013-11-06 Sold (Public Records) $91,100 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,581 · +1.9% YoY. Source: county tax records.