35 Temple Rd · Greenville, NH 03071

$279,900

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 51 Days on market

Built 1910 1.00 ac lot $171/sqft · 27% below area Est $413k · 32% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Project Property. Live in while renovating! Fabulous location for commuting into Boston, Manchester and Nashua. Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

Key facts

• Attached barn
• Pool
• 1 acre lot

Tags

• OPEN KITCHEN LIVING AREA
• ATTACHED BARN
• POOL

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Dug well water; 1250-gallon septic; 100 amp electrical service; Cable internet available
• Home design: Bungalow-style home; Existing/established construction; Facing direction not specified; Entry level not specified; Approximately 1770 total finished area
• Construction: Built in 1910; Cedar exterior; Asphalt shingle roof
• Exterior features: Landscaped grounds; Level to sloping terrain; On a stream with water view; Paved driveway; Public road frontage (approximately 280 ft)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating
• Interior features: Eight total rooms; Basement present (unfinished crawl space with dirt floor and interior stairs); Walk-up basement access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.8% in Greenville — 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 62/100 on livability (#86 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D, amenities F, commute F.
• Mascenic Regional School District (rural): math 27% / reading 45% proficiency, ranked #69 of 98 in NH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highbridge Hill Elementary School (406 students, 20% FRL).
• Market conditions: 28 active listings in the ZIP; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $45k; list at $280k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $412,907
• List price: $279,900
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
547 Turnpike Rd	0.12mi	3/1.0	1,561 (-5%)	9mo	$315,000	$202	79
43 Thayer Rd Unit 11-46-2	0.34mi	3/2.0	1,408 (-14%)	17mo	$471,345	$335	43
91 Temple Rd	0.31mi	3/2.0	1,864 (+14%)	23mo	$390,000	$209	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-19,650
• Equity at exit: $41,734

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $16,193
• Equity at exit: $24,201

Cash invested: $78,372 (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 03071

• Home prices YoY: -21.4%
• Active inventory: 28
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,014 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$328 /mo · $3,936/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $402

Break-even live

Break-even rent $2,505

Max offer price $279,900

Occupancy floor 82%

Sensitivity live

Price	-10% $561	-5% $482	+0% $402	+5% $323	+10% $244
Rent	-10% $164	-5% $283	+0% $402	+5% $522	+10% $641
Rate	-1.0pp $543	-0.5pp $474	base $402	+0.5pp $330	+1.0pp $256

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $279,900 Active 51 DOM
2. 2026-06-18
   days on market $279,900 Active 49 DOM
3. 2026-06-17
   days on market $279,900 Active 48 DOM
4. 2026-06-16
   days on market $279,900 Active 47 DOM
5. 2026-06-15
   days on market $279,900 Active 46 DOM
6. 2026-06-13
   days on market $279,900 Active 44 DOM
7. 2026-06-12
   pricedays on market $279,900 Active 43 DOM
8. 2026-06-09
   days on market $289,900 Active 40 DOM
9. 2026-06-08
   days on market $289,900 Active 39 DOM
10. 2026-06-07
    days on market $289,900 Active 38 DOM
11. 2026-06-07
    pricedays on market $289,900 Active 37 DOM
12. 2026-06-04
    days on market $249,900 Active 34 DOM
13. 2026-06-02
    days on market $249,900 Active 33 DOM
14. 2026-06-01
    days on market $249,900 Active 32 DOM
15. 2026-05-31
    days on market $249,900 Active 31 DOM
16. 2026-05-31
    price $249,900 Active 30 DOM
17. 2026-04-30
    listed $289,900 Active 451-char remark
18. 2015-11-09
    soldstatus $44,800 Sold 649-char remark

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

19. 2015-11-09
    soldstatus $44,800 Closed

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

20. 2015-11-02
    status Under Agreement 649-char remark

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

21. 2015-11-02
    status Pending

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

22. 2015-10-03
    price $49,000

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

23. 2015-09-24
    status Active

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

24. 2015-09-20
    historical

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

25. 2015-08-03
    listed $68,000 New 649-char remark

    Show marketing remark (649 chars)

    Perfect Project Property. Live in while renovating! Fabulous location for commuting into Boston, Manchester and Nashua. Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

26. 2015-07-23
    listed $68,000 Active

    Show marketing remark (642 chars)

    Perfect Project Property. Live in while renovating! Lightfilled Farmhouse on 1 Acre. 3 Bedrooms, plus bonus/den/office. 1 Full Bath. Open Kitchen/Living Area. Dining room, utility area, attached barn with huge upstairs space and separated downstairs area plumbed for another bathroom. Stream runs across back boundary of property. Fabulous downtown location across the street from the town park, pool and ball fields. Easy commuting in to Massachusetts and to Manchester/Nashua. Close to Wapak Trails and Mount Monadnock. Possibilities abound, bring your visions of a lovely restoration and begin building your dream home. Property Sold As-Is

27. 2014-03-26
    soldstatus $42,000

ⓘ 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: $3,936 · $328/mo
• Projected year-2 tax: $5,019 · $418/mo
• Expected delta: +$1,083/yr (+$90/mo · 27.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,173
• − Mortgage interest: −$15,679
• − Property taxes: −$3,936
• − Insurance: −$2,197
• − Repairs & maintenance: −$2,894
• − Management: −$2,894
• − Depreciation: −$8,143
• Taxable income: $431
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $4,726/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: Mascenic Regional School District
• NCES district ID: 3304670
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $69,889
• Composite: 33.01/100
• National rank: #5577
• State rank: #69 of 98 in NH

Livability — Greenville

• Score: 62/100
• State rank: #86
• US rank: #16809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,274

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 4% · South Korea, China
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.16%
• Current HPI: 257.6324
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+566.4% since first listed

14 events — show timeline

• 2026-06-12 Price Changed $279,900 PrimeMLS
• 2026-06-06 Price Changed $289,900 PrimeMLS
• 2026-05-31 Price Changed $249,900 PrimeMLS
• 2026-04-30 Listed $289,900 PrimeMLS
• 2015-11-09 Sold (MLS) $44,800 PrimeMLS
• 2015-11-09 Sold (MLS) $44,800 MLS PIN
• 2015-11-02 Pending — MLS PIN
• 2015-11-02 Pending — PrimeMLS
• 2015-10-03 Price Changed $49,000 PrimeMLS
• 2015-09-24 Relisted — PrimeMLS
• 2015-09-20 Delisted — PrimeMLS
• 2015-08-03 Listed $68,000 MLS PIN
• 2015-07-23 Listed $68,000 PrimeMLS
• 2014-03-26 Sold (Public Records) $42,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,936 · +11.9% YoY. Source: county tax records.