74 Whitelaw Dr

North Conway, NH 03813

$329,900D

3 bd · 2.0 ba · 1,334 sqft · Built 1987 · SingleFamily · Pending · 48 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,800/mo
• Mortgage (P&I): −$1,730
• Tax + insurance: −$436
• HOA: −$0
• Vac / Maint / Mgmt: −$378
• Net cashflow: $-744/mo
• Annual: $-8,927/yr
• Cap rate: 3.59%
• Cash-on-cash: -9.66%
• DSCR: 0.57
• 1% rule: 0.55%
• Cash to close: $92,372

Investor read

• This is a 3-bed/2.0-bath single-family listed at $330k.
• 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).
• It's been on market 48 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $180k (45.4% below list) — sets the bar for 1% rule.
• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• 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).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $91k; list at $330k implies a 262% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.