26 Scott Dr · Alton, NH 03810

$499,900

2 bd · 1.0 ba · 2,056 sqft · SingleFamily public records · 6 Days on market

Built 1960 10,018 sqft lot Est $528k · 5% under $23/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• Cash flow +5.7/30.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.1/10.0

Listing remarks

Welcome to your fully renovated, year-round retreat in the highly sought-after Alton Shores community! This stunning 3–4 bedroom, 3-bath home has been completely transformed from top to bottom, offering the perfect blend of modern comfort and lakeside charm. Step inside to a beautifully designed interior featuring a brand-new kitchen with sleek quartz countertops, stainless steel appliances, and stylish finishes throughout. The open-concept layout is ideal for entertaining, while the updated bathrooms showcase gorgeous tiled showers and contemporary touches. Major upgrades—including a new roof, siding, and HVAC system—provide peace of mind for years to come. Enjoy a beauti

Key facts

• Fully renovated
• Community boat ramp
• Lake-facing deck

Tags

• FULLY RENOVATED
• BRAND-NEW KITCHEN
• LAKE VIEW
• LAKE-FACING DECK
• FIVE PRIVATE BEACHES
• COMMUNITY BOAT RAMP

Property features AI

Finance

• Other: Located on a lake (Sunset Lake) — lake access is shared-private
• HOA & community: Annual association fee of 275; Association amenities include beach access, beach rights, and boat launch

Exterior

• Parking: Gravel driveway
• Utilities: Private sewer; Dug well (private); 200 amp service with circuit breakers; High-speed internet available; Cable available; Propane supplied by Eastern
• Home design: Cape-style home; Existing construction; Blue exterior
• Construction: Built in 1960; Vinyl siding; Architectural shingle roof
• Exterior features: Sloping, wooded lot; Shared-private water access to Sunset Lake; Water view of Sunset Lake; Gravel driveway; Association road frontage

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl plank
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Forced air; Wood stove
• Interior features: Partially finished basement with interior access; 8 total rooms; Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (46.9% below list).
• Recommended offer: $266k (46.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 1.6% in Alton — 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 57/100 on livability (#93 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Alton School District (rural): math 34% / reading 42% proficiency, ranked #139 of 171 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,584 (46.9% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.53% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.69%
• DSCR: 0.61
• GRM: 15.7

CMA / ARV

• ARV (on-the-fly): $528,392
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Wendy Dr	0.35mi	3/2.0 (+1)	1,826 (-11%)	1mo	$470,000	$257	55
17 Stephanie Dr	0.46mi	3/2.0 (+1)	2,180 (+6%)	21mo	$444,000	$204	42
11 Beaver Dam Rd	0.62mi	3/2.5 (+1)	1,759 (-14%)	22mo	$1,020,000	$580	18

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.48×
• Total profit: $207,561
• Equity at exit: $450,350

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $661,637
• Equity at exit: $971,196

Cash invested: $139,972 (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 03810

• Home prices YoY: 33.9%
• Active inventory: 35
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $2,656 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$208
• HOA: −$23
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-1,013

Break-even live

Break-even rent $3,938

Max offer price $320,927

Occupancy floor —

Sensitivity live

Price	-10% $-730	-5% $-872	+0% $-1,013	+5% $-1,155	+10% $-1,296
Rent	-10% $-1,223	-5% $-1,118	+0% $-1,013	+5% $-908	+10% $-803
Rate	-1.0pp $-761	-0.5pp $-886	base $-1,013	+0.5pp $-1,143	+1.0pp $-1,274

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-06
   listed $499,900 Active

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $6,999 · $583/mo
• Expected delta: +$3,898/yr (+$325/mo · 125.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $31,870
• − Mortgage interest: −$28,002
• − Property taxes: −$3,101
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$276
• − Depreciation: −$14,543
• Taxable loss: −$21,650
• Est. tax savings @ 24.0%: +$5,196
• After-tax cash flow: $-6,961/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: Alton School District
• NCES district ID: 3301440
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $66,442
• Composite: 36.9/100
• National rank: #9132
• State rank: #139 of 171 in NH

Livability — Alton

• Score: 57/100
• State rank: #93
• US rank: #21895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,269

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Serbian 9% Romanian 9% Lithuanian 6%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 112.98%
• Current HPI: 446.0509
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-12 Pending — PrimeMLS
• 2026-05-06 Listed $499,900 PrimeMLS

Property tax history

+4.6%/yr

Latest (2024): $3,101 · +16.8% YoY. Source: county tax records.