36A Moultonville Rd · Ossipee, NH 03814

$139,000

4 bd · 2.0 ba · 1,690 sqft · Other · 55 Days on market

Built 1825 2.10 ac lot $82/sqft · 60% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investors or contractors take note. Here are two properties located on the same 2 acre parcel. One is a 1800's cape with about 800 square ft in need of total rehab or teardown, unlivable. The other is a 1990+ mobile home with 2 bedrooms and one bath. Neither one has been lived in for many years. Mobile is possible rehab or will need removal. Room count and square footage is for both (4 rooms in the home with roughly 800 square ft and 4 rooms in the mobile with roughly 900 square ft). Town water and sewer. Sold "as is". Cash sale due to the condition. Power shut off. ROW to the right of the mobile for back parcel.

Key facts

• Town sewer
• 2 acre parcel
• Town water

Tags

• 2 ACRE PARCEL
• TOWN WATER
• TOWN SEWER

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker and fuse electrical service; Cable internet available
• Home design: Cape-style home; White exterior; Metal roof; Built in 1825
• Construction: Wood frame construction
• Exterior features: Level lot; Paved driveway; Easements present

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Hot air heating; No central heating listed
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ossipee Central School (math 27% / reading 37%, grade F, #190 of 263 statewide, top 75%, 287 students, 57% FRL) — zoned schools average 57% FRL vs 27% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Governor Wentworth Reg School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1825 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1825 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $350,276
• List price: $139,000
• Delta: -60.32%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 4.08×
• Total profit: $119,711
• Equity at exit: $125,222

10-year hold

• IRR: 34.7%
• Equity multiple: 9.17×
• Total profit: $317,981
• Equity at exit: $270,046

Cash invested: $38,920 (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 03814

• Home prices YoY: 33.6%
• Active inventory: 33
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $691

Break-even live

Break-even rent $1,196

Max offer price $139,000

Occupancy floor 62%

Sensitivity live

Price	-10% $769	-5% $730	+0% $691	+5% $651	+10% $612
Rent	-10% $527	-5% $609	+0% $691	+5% $772	+10% $854
Rate	-1.0pp $761	-0.5pp $726	base $691	+0.5pp $655	+1.0pp $618

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $139,000 Active 55 DOM
2. 2026-06-17
   days on market $139,000 Active 54 DOM
3. 2026-06-16
   days on market $139,000 Active 53 DOM
4. 2026-06-15
   days on market $139,000 Active 52 DOM
5. 2026-06-13
   days on market $139,000 Active 50 DOM
6. 2026-06-13
   days on market $139,000 Active 49 DOM
7. 2026-06-09
   days on market $139,000 Active 46 DOM
8. 2026-06-08
   days on market $139,000 Active 45 DOM
9. 2026-06-07
   days on market $139,000 Active 44 DOM
10. 2026-06-04
    days on market $139,000 Active 41 DOM
11. 2026-06-03
    days on market $139,000 Active 40 DOM
12. 2026-06-02
    days on market $139,000 Active 39 DOM
13. 2026-06-01
    days on market $139,000 Active 38 DOM
14. 2026-05-31
    days on market $139,000 Active 37 DOM
15. 2026-04-24
    listed $139,000 Active 630-char remark

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $2,464 · $205/mo
• Expected delta: +$567/yr (+$47/mo · 29.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,844
• − Mortgage interest: −$7,786
• − Property taxes: −$1,897
• − Insurance: −$695
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$4,044
• Taxable income: $6,447
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $6,740/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Ossipee

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

Census & demographics

• Census place: Center Ossipee, NH
• Population (ZIP): 2,392

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 (91%)
• Race & ethnicity: White 91% Asian 6% Two or more races 2%
• Common ancestry: Lithuanian 15% Slovak 7% Romanian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · Other Indo-European 3% French/Haitian/Cajun 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: ▲ 158.79%
• Current HPI: 631.8809
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-24 Listed $139,000 PrimeMLS

Property tax history

+3.0%/yr

Latest (2024): $1,897 · -23.5% YoY. Source: county tax records.