164 Deer Park Dr Unit 172 C · North Woodstock, NH 03262

$13,500

1 bd · 2.5 ba · 686 sqft · Condo public records · 40 Days on market

Built 1989 $20/sqft · 92% below area $443/mo HOA · 42% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

In the heartbeat of New Hampshire's White Mountains you’ll find this charming Vacation Quarter Share in North Woodstock. Quarter share defined is, you have use of the condo 1 week each month, 13 weeks per year. Please note, this is NOT a time share unit but actual real estate ownership, only shared. Fantastic location, 1 bedroom, 2 full bath, waterfront condo in Deer Park. Open concept floor plan with kitchen, dining and living areas featuring a gas fireplace and room to stretch. The master bedroom has a private bath and also a deck overlooking the Pemi River cascading by. This perfectly appointed, 100% maintenance free condo is a short walk to the clubhouse with an indoor pool, hot tub, game and exercise rooms, indoor racquetball/pickleball and more. On warm summer days, the spring-fed swimming pond with its sandy beach becomes the ultimate gathering spot. All utilities are included in the fee plus a shuttle to Loon during the winter. An on-site rental program with worldwide RCI Exchange adds flexibility and value to your investment.

Key facts

• Private bath
• Waterfront condo
• Gas fireplace

Tags

• WATERFRONT CONDO
• GAS FIREPLACE
• PRIVATE BATH
• DECK OVERLOOKING PEMI RIVER
• MAINTENANCE FREE CONDO
• INDOOR POOL

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $14k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#91 in NH) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Lincoln-Woodstock School District (rural): math 40% / reading 40% proficiency, ranked #140 of 171 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 $629 of equity ($93 loan paydown + $536 appreciation (4.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $5k; list at $14k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $13,095 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 7.78% ✓
• Cap rate: 33.22%
• Cash-on-cash: 96.15%
• DSCR: 5.28
• GRM: 1.1

CMA / ARV

• ARV (median comp): $170,643
• List price: $13,500
• Delta: -92.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.80×
• Total profit: $21,906
• Equity at exit: $6,822

10-year hold

• IRR: —
• Equity multiple: 14.36×
• Total profit: $50,501
• Equity at exit: $11,139

Cash invested: $3,780 (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 03262

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$71
• Tax from tax record: −$8 /mo · $92/yr
• Insurance: −$6
• HOA: −$443
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $303

Break-even live

Break-even rent $667

Max offer price $13,500

Occupancy floor 66%

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: $3,375
• Closing costs: $405
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $443 · $5,316/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-17
   status Pending 1056-char remark

   Show marketing remark (1056 chars)

   In the heartbeat of New Hampshire's White Mountains you’ll find this charming Vacation Quarter Share in North Woodstock. Quarter share defined is, you have use of the condo 1 week each month, 13 weeks per year. Please note, this is NOT a time share unit but actual real estate ownership, only shared. Fantastic location, 1 bedroom, 2 full bath, waterfront condo in Deer Park. Open concept floor plan with kitchen, dining and living areas featuring a gas fireplace and room to stretch. The master bedroom has a private bath and also a deck overlooking the Pemi River cascading by. This perfectly appointed, 100% maintenance free condo is a short walk to the clubhouse with an indoor pool, hot tub, game and exercise rooms, indoor racquetball/pickleball and more. On warm summer days, the spring-fed swimming pond with its sandy beach becomes the ultimate gathering spot. All utilities are included in the fee plus a shuttle to Loon during the winter. An on-site rental program with worldwide RCI Exchange adds flexibility and value to your investment.

2. 2026-04-07
   listed $13,500 Active 1056-char remark

   Show marketing remark (1056 chars)

   In the heartbeat of New Hampshire's White Mountains you’ll find this charming Vacation Quarter Share in North Woodstock. Quarter share defined is, you have use of the condo 1 week each month, 13 weeks per year. Please note, this is NOT a time share unit but actual real estate ownership, only shared. Fantastic location, 1 bedroom, 2 full bath, waterfront condo in Deer Park. Open concept floor plan with kitchen, dining and living areas featuring a gas fireplace and room to stretch. The master bedroom has a private bath and also a deck overlooking the Pemi River cascading by. This perfectly appointed, 100% maintenance free condo is a short walk to the clubhouse with an indoor pool, hot tub, game and exercise rooms, indoor racquetball/pickleball and more. On warm summer days, the spring-fed swimming pond with its sandy beach becomes the ultimate gathering spot. All utilities are included in the fee plus a shuttle to Loon during the winter. An on-site rental program with worldwide RCI Exchange adds flexibility and value to your investment.

3. 2020-11-30
   soldstatus $5,000 Closed 957-char remark

   Show marketing remark (957 chars)

   Unit 172C Located in the Notchbrook building at 164 Deer Park Drive is a one bedroom two-bathroom unit that has spectacular views of the Pemigewasset River off of the bedroom balcony. You walk out the front door of the Notchbrook building and the clubhouse is directly in front of you with the tennis courts to the right. You have an excellent location within this well established and desirable association. Deer Park has an extraordinary club house with a workout facility, indoor pool, tennis courts, hot tub, a spring fed pond with a beach and surrounding mountain views. This quarter share unit, offers you 13 weeks per year on a rotating schedule which gives you plenty of time for vacations to enjoy what the area has to offer. During the winter there is a shuttle to loon every weekend, and holiday weeks. Don’t Pass this opportunity up! Showings are only permitted on Friday’s between the hours of 10am and 2pm during the turnover time.

4. 2020-10-23
   historical Active with Contract 957-char remark

   Show marketing remark (957 chars)

   Unit 172C Located in the Notchbrook building at 164 Deer Park Drive is a one bedroom two-bathroom unit that has spectacular views of the Pemigewasset River off of the bedroom balcony. You walk out the front door of the Notchbrook building and the clubhouse is directly in front of you with the tennis courts to the right. You have an excellent location within this well established and desirable association. Deer Park has an extraordinary club house with a workout facility, indoor pool, tennis courts, hot tub, a spring fed pond with a beach and surrounding mountain views. This quarter share unit, offers you 13 weeks per year on a rotating schedule which gives you plenty of time for vacations to enjoy what the area has to offer. During the winter there is a shuttle to loon every weekend, and holiday weeks. Don’t Pass this opportunity up! Showings are only permitted on Friday’s between the hours of 10am and 2pm during the turnover time.

5. 2020-10-07
   price $5,000 957-char remark

   Show marketing remark (957 chars)

   Unit 172C Located in the Notchbrook building at 164 Deer Park Drive is a one bedroom two-bathroom unit that has spectacular views of the Pemigewasset River off of the bedroom balcony. You walk out the front door of the Notchbrook building and the clubhouse is directly in front of you with the tennis courts to the right. You have an excellent location within this well established and desirable association. Deer Park has an extraordinary club house with a workout facility, indoor pool, tennis courts, hot tub, a spring fed pond with a beach and surrounding mountain views. This quarter share unit, offers you 13 weeks per year on a rotating schedule which gives you plenty of time for vacations to enjoy what the area has to offer. During the winter there is a shuttle to loon every weekend, and holiday weeks. Don’t Pass this opportunity up! Showings are only permitted on Friday’s between the hours of 10am and 2pm during the turnover time.

6. 2020-07-10
   listed $6,900 Active 957-char remark

   Show marketing remark (957 chars)

   Unit 172C Located in the Notchbrook building at 164 Deer Park Drive is a one bedroom two-bathroom unit that has spectacular views of the Pemigewasset River off of the bedroom balcony. You walk out the front door of the Notchbrook building and the clubhouse is directly in front of you with the tennis courts to the right. You have an excellent location within this well established and desirable association. Deer Park has an extraordinary club house with a workout facility, indoor pool, tennis courts, hot tub, a spring fed pond with a beach and surrounding mountain views. This quarter share unit, offers you 13 weeks per year on a rotating schedule which gives you plenty of time for vacations to enjoy what the area has to offer. During the winter there is a shuttle to loon every weekend, and holiday weeks. Don’t Pass this opportunity up! Showings are only permitted on Friday’s between the hours of 10am and 2pm during the turnover time.

ⓘ 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: $92 · $8/mo
• Projected year-2 tax: $193 · $16/mo
• Expected delta: +$101/yr (+$8/mo · 109.9%)

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

Taxation est. · year 1

• Rental income: $12,607
• − Mortgage interest: −$756
• − Property taxes: −$92
• − Insurance: −$68
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − HOA: −$5,316
• − Depreciation: −$393
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $2,683/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: Lincoln-Woodstock School District
• NCES district ID: 3304260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,324
• Composite: 36.47/100
• National rank: #9328
• State rank: #140 of 171 in NH

Livability — North Woodstock

• Score: 59/100
• State rank: #91
• US rank: #19806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Woodstock, NH
• Population (ZIP): 1,172

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 13% Italian 7% Slovak 4%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1% Other Asian/Pacific 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: ▲ 3.97%
• Current HPI: 457.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+95.7% since first listed

6 events — show timeline

• 2026-05-17 Pending — PrimeMLS
• 2026-04-07 Listed $13,500 PrimeMLS
• 2020-11-30 Sold (MLS) $5,000 PrimeMLS
• 2020-10-23 Contingent — PrimeMLS
• 2020-10-07 Price Changed $5,000 PrimeMLS
• 2020-07-10 Listed $6,900 PrimeMLS

Property tax history

-8.0%/yr

Latest (2022): $92 · -3.2% YoY. Source: county tax records.