86 & 90 Garland Rd · Lancaster, NH 03584

$175,000

4 bd · 1.0 ba · 3,032 sqft · SingleFamily public records · 200 Days on market

Built 1900 4.93 ac lot $58/sqft · 68% below area

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunities like this don’t come along often. Tucked “out east, ” just a few miles from town, this property sits in a setting that feels peaceful, open, and hard to find in today’s market. Wide mountain views stretch across the horizon, giving you a backdrop that changes with every season. The existing home is not habitable and will need to be removed or rebuilt, giving you the chance to design something entirely your own. A drilled well is on-site, though its condition is unknown, and the septic system is also unknown. There’s also a large barn in poor condition, ready for someone with vision to bring it back to life—or start fresh. What stands out here is the land and the location. Imagine a new home placed to take in the morning sun over the mountains, gardens or outdoor spaces with quiet surroundings, or simply having a private retreat with quick access to town when you need it. While the property needs attention, the setting is truly special—an open palette for a buyer with imagination.

Key facts

• Quick access to town
• Private retreat
• Drilled well

Tags

• MOUNTAIN VIEWS
• DRILLED WELL
• LARGE BARN
• PRIVATE RETREAT
• QUICK ACCESS TO TOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (9.1% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.4% in Lancaster — 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 67/100 on livability (#61 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools D, amenities F, commute F.
• White Mountain Regional School District (rural): math 26% / reading 42% proficiency, ranked #80 of 98 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.91% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (median comp): $488,677
• List price: $175,000
• Delta: -64.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.87×
• Total profit: $-6,350
• Equity at exit: $38,223

10-year hold

• IRR: 4.2%
• Equity multiple: 1.38×
• Total profit: $18,433
• Equity at exit: $36,803

Cash invested: $49,000 (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 03584

• Home prices YoY: -0.4%
• Active inventory: 53
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $167

Break-even live

Break-even rent $1,379

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $266	-5% $217	+0% $167	+5% $118	+10% $68
Rent	-10% $42	-5% $104	+0% $167	+5% $230	+10% $293
Rate	-1.0pp $255	-0.5pp $212	base $167	+0.5pp $122	+1.0pp $76

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $175,000 Active 200 DOM
2. 2026-06-18
   days on market $175,000 Active 198 DOM
3. 2026-06-17
   days on market $175,000 Active 197 DOM
4. 2026-06-16
   days on market $175,000 Active 196 DOM
5. 2026-06-15
   days on market $175,000 Active 195 DOM
6. 2026-06-13
   days on market $175,000 Active 193 DOM
7. 2026-06-12
   days on market $175,000 Active 192 DOM
8. 2026-06-09
   days on market $175,000 Active 189 DOM
9. 2026-06-08
   days on market $175,000 Active 188 DOM
10. 2026-06-07
    days on market $175,000 Active 187 DOM
11. 2026-06-07
    pricedays on market $175,000 Active 186 DOM
12. 2026-06-02
    days on market $190,000 Active 182 DOM
13. 2026-06-01
    days on market $190,000 Active 181 DOM
14. 2026-05-31
    days on market $190,000 Active 180 DOM
15. 2025-12-02
    listed $190,000 Active 1050-char remark

    Show marketing remark (1063 chars)

    Opportunities like this don’t come along often. Tucked “out east, ” just a few miles from town, this property sits in a setting that feels peaceful, open, and hard to find in today’s market. Wide mountain views stretch across the horizon, giving you a backdrop that changes with every season. There is an existing home that is not habitable and will need to be removed or rebuilt, giving you the chance to design something entirely your own. A drilled well is on-site, though its condition is unknown, and the septic system is also unknown. There’s also a large barn in poor condition, ready for someone with vision to bring it back to life—or start fresh. What stands out here is the land and the location. Imagine a new home placed to take in the morning sun over the mountains, gardens or outdoor spaces with quiet surroundings, or simply having a private retreat with quick access to town when you need it. While the property needs attention, the setting is truly special—an open palette for a buyer with imagination.

16. 2025-12-02
    listed $190,000 Active 1063-char remark

    Show marketing remark (1063 chars)

    Opportunities like this don’t come along often. Tucked “out east, ” just a few miles from town, this property sits in a setting that feels peaceful, open, and hard to find in today’s market. Wide mountain views stretch across the horizon, giving you a backdrop that changes with every season. There is an existing home that is not habitable and will need to be removed or rebuilt, giving you the chance to design something entirely your own. A drilled well is on-site, though its condition is unknown, and the septic system is also unknown. There’s also a large barn in poor condition, ready for someone with vision to bring it back to life—or start fresh. What stands out here is the land and the location. Imagine a new home placed to take in the morning sun over the mountains, gardens or outdoor spaces with quiet surroundings, or simply having a private retreat with quick access to town when you need it. While the property needs attention, the setting is truly special—an open palette for a buyer with imagination.

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$1,316/yr (+$110/mo · 111.4%)

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

Taxation est. · year 1

• Rental income: $19,085
• − Mortgage interest: −$9,803
• − Property taxes: −$1,182
• − Insurance: −$875
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$5,091
• Taxable loss: −$919
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $2,228/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: White Mountain Regional School District
• NCES district ID: 3307050
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $47,902
• Composite: 29.26/100
• National rank: #6563
• State rank: #80 of 98 in NH

Livability — Lancaster

• Score: 67/100
• State rank: #61
• US rank: #10534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,439

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 12% Serbian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.48%
• Current HPI: 351.8805
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2025-12-02 Listed $190,000 PrimeMLS
• 2025-12-02 Listed $190,000 PrimeMLS

Property tax history

+3.8%/yr

Latest (2025): $1,182 · +9.9% YoY. Source: county tax records.