206 High Country Way Unit (aka Unit 100) · Holderness, NH 03245

$225,000

1 bd · 1.0 ba · 566 sqft · Condo · 53 Days on market

Built 2004 Good condition $305/mo HOA · 14% of rent

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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 +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Squam Lake Private Beach Access Available and a prime location make this Deeded Condo Lot and vacation home an ideal getaway for enjoying the best of the area, from nearby hiking and boating to relaxing days by the water, with weekend skiing or snowmobiling opportunities in the winter. Just across from the condo, the heated outdoor pool and Laughing Bear Lodge are easily accessible, with a lightly wooded buffer providing a sense of privacy while still keeping you close to the Community’s activities. After a day of fun, unwind on your private patio with a gazebo and fire feature, perfect for quiet evenings or entertaining. Inside, the home is bright and welcoming, filled with natural l

Key facts

• Fire feature
• Open-concept kitchen
• Heated outdoor pool

Tags

• PRIVATE BEACH ACCESS
• HEATED OUTDOOR POOL
• PRIVATE PATIO
• FIRE FEATURE
• OPEN-CONCEPT KITCHEN
• RHEEM TANKLESS WATER HEATER

Property features AI

Finance

• Other: Unit/Lot listed as (aka Unit 100)
• HOA & community: Condo association with monthly fee of $305; Association amenities include clubhouse, exercise facility, playground, recreation facilities, landscaping, common acreage, common heating/cooling, in-ground heated pool, pool (heated), coin laundry, security, snow removal, and trash removal; Association roads (shared/dirt) and association frontage

Exterior

• Parking: Crushed stone driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service; Cable available (Spectrum); High-speed internet available; LP/Bottle gas service (Gas - LP/Bottle)
• Home design: Manufactured home; Manuf/Mobile architectural style; Existing construction; Shingle - Asphalt roof; Located in a condominium community (SLRCRCA)
• Construction: Built in 2004; Vinyl siding; Manufactured home structure
• Exterior features: Corner lot within a landscaped condo development; Condo unit (Unit 100)

Interior

• Kitchen: Combined kitchen/living area on level 1
• Bedrooms: Bedroom on level 1
• Bathrooms: One 3/4 bathroom on level 1
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Four total rooms; Sunroom
• Laundry & utility: On-demand (tankless) water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.5% below list).
• Recommended offer: $212k (5.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Holderness Central School (math 57% / reading 77%, grade B+, #24 of 263 statewide, top 9%, 152 students, 16% FRL); Plymouth Regional High School (math 42% / reading 57%, grade D, #37 of 90 statewide, top 49%, 646 students, 28% FRL).
• Market conditions: 27 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 $24k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $211,785 (5.9% 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 53 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 8.4

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $116,945
• Equity at exit: $202,698

10-year hold

• IRR: 20.6%
• Equity multiple: 6.55×
• Total profit: $349,399
• Equity at exit: $437,126

Cash invested: $63,000 (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 03245

• Active inventory: 27
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$305
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-91

Break-even live

Break-even rent $2,354

Max offer price $211,785

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-14	+0% $-91	+5% $-169	+10% $-247
Rent	-10% $-268	-5% $-180	+0% $-91	+5% $-3	+10% $86
Rate	-1.0pp $22	-0.5pp $-34	base $-91	+0.5pp $-150	+1.0pp $-209

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-22
   days on market $225,000 Active 53 DOM
2. 2026-06-21
   days on market $225,000 Active 52 DOM
3. 2026-06-21
   days on market $225,000 Active 51 DOM
4. 2026-06-18
   days on market $225,000 Active 49 DOM
5. 2026-06-17
   days on market $225,000 Active 48 DOM
6. 2026-06-16
   days on market $225,000 Active 47 DOM
7. 2026-06-15
   days on market $225,000 Active 46 DOM
8. 2026-06-13
   days on market $225,000 Active 44 DOM
9. 2026-06-12
   days on market $225,000 Active 43 DOM
10. 2026-06-09
    days on market $225,000 Active 40 DOM
11. 2026-06-08
    days on market $225,000 Active 39 DOM
12. 2026-06-07
    days on market $225,000 Active 38 DOM
13. 2026-06-07
    days on market $225,000 Active 37 DOM
14. 2026-06-05
    days on market $225,000 Active 36 DOM
15. 2026-06-04
    days on market $225,000 Active 34 DOM
16. 2026-06-02
    days on market $225,000 Active 33 DOM
17. 2026-06-01
    days on market $225,000 Active 32 DOM
18. 2026-05-31
    days on market $225,000 Active 31 DOM
19. 2026-04-30
    listed $225,000 Active
20. 2026-03-10
    price $219,000
21. 2025-09-28
    price $230,000
22. 2025-08-11
    price $235,000
23. 2025-07-30
    price $238,000
24. 2023-03-03
    soldstatus $207,000 Closed
25. 2023-02-19
    historical Active with Contract
26. 2023-01-26
    listed $214,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $26,865
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$3,660
• − Depreciation: −$6,545
• Taxable loss: −$4,743
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $42/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is ready for immediate occupancy and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space
• Both Paint exterior trim — Fresh paint improves curb appeal and value
• Both Replace outdoor furniture — New furniture enhances outdoor living and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and patio furniture — Enhances curb appeal and outdoor living space ↑
• Both Paint exterior trim — Fresh paint improves curb appeal and value ↑
• Both Replace outdoor furniture — New furniture enhances outdoor living and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Holderness

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 26% Iranian 5% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 119.42%
• Current HPI: 460.2832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.7% since first listed

8 events — show timeline

• 2026-04-30 Listed $225,000 PrimeMLS
• 2026-03-10 Price Changed $219,000 PrimeMLS
• 2025-09-28 Price Changed $230,000 PrimeMLS
• 2025-08-11 Price Changed $235,000 PrimeMLS
• 2025-07-30 Price Changed $238,000 PrimeMLS
• 2023-03-03 Sold (MLS) $207,000 PrimeMLS
• 2023-02-19 Contingent — PrimeMLS
• 2023-01-26 Listed $214,900 PrimeMLS