275 Turnpike Rd · Greenville, NH 03071

$149,999

3 bd · 2.0 ba · 2,500 sqft · SingleFamily public records · 60 Days on market

Built 1830 0.60 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

Key facts

• Barn on property
• Historic colonial
• 0.6 acre lot

Tags

• HISTORIC COLONIAL
• CLASSIC COLONIAL CHARACTER
• SIGNIFICANT RENOVATION
• BARN ON PROPERTY

Property features AI

Finance

• Other: Survey status unknown; Easement status unknown; Deed and tax map available

Exterior

• Parking: Dirt driveway
• Utilities: Spring water source; Septic with leach field; Circuit breakers and knob-and-tube wiring; High-speed internet available; Telephone available; Public paved, publicly maintained road frontage
• Home design: Colonial style; Existing construction; White exterior
• Construction: Built in 1830; Wood frame with clapboard exterior; Asphalt shingle roof; Unfinished dirt-floor basement with interior stair access
• Exterior features: Country setting; Dirt driveway

Interior

• Flooring: Softwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heat; Pellet stove
• Interior features: Five total rooms; Softwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.8% in Greenville — 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 62/100 on livability (#86 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D, amenities F, commute F.
• Mascenic Regional School District (rural): math 27% / reading 45% proficiency, ranked #69 of 98 in NH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highbridge Hill Elementary School (406 students, 20% FRL).
• Market conditions: 28 active listings in the ZIP; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $150k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.93% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $34,608
• Equity at exit: $22,365

10-year hold

• IRR: 28.5%
• Equity multiple: 3.54×
• Total profit: $106,687
• Equity at exit: $12,969

Cash invested: $42,000 (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 03071

• Home prices YoY: -21.4%
• Active inventory: 28
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,899 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$520 /mo · $6,241/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $921

Break-even live

Break-even rent $1,733

Max offer price $149,999

Occupancy floor 63%

Sensitivity live

Price	-10% $1,006	-5% $964	+0% $921	+5% $879	+10% $836
Rent	-10% $692	-5% $807	+0% $921	+5% $1,036	+10% $1,150
Rate	-1.0pp $997	-0.5pp $959	base $921	+0.5pp $882	+1.0pp $843

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-13
   status Under Agreement 620-char remark

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

2. 2026-05-13
   status Pending

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

3. 2026-05-09
   status Back On Market 620-char remark

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

4. 2026-05-09
   status Active

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

5. 2026-04-30
   status Under Agreement 620-char remark

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

6. 2026-04-30
   status Pending

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

7. 2026-04-28
   price $149,999
8. 2026-04-27
   price $149,999 620-char remark

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

9. 2026-03-06
   listed $174,000 New 620-char remark

   Show marketing remark (620 chars)

   Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

10. 2026-03-06
    listed $174,000 Active

    Show marketing remark (620 chars)

    Opportunity awaits with this 1830 Colonial set on approximately .6 acres, offering the chance to restore a piece of history. This 3-bedroom, 2-bath home is in need of significant renovation and is best suited for investors, contractors, or buyers seeking a project property. The property will require extensive updates and is being sold as-is. Cash or rehabilitation loan only. A barn is located on the property; however, the roof has collapsed and the structure is not accessible. Hold Harmless agreement must be signed prior to all showings. Bring your vision and restore the charm and character of this historic home.

11. 1990-11-07
    soldstatus $77,714

ⓘ 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: $6,241 · $520/mo
• Projected year-2 tax: $6,241 · $520/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $34,790
• − Mortgage interest: −$8,402
• − Property taxes: −$6,241
• − Insurance: −$750
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − Depreciation: −$4,364
• Taxable income: $9,466
• Est. tax owed @ 24.0%: −$2,272
• After-tax cash flow: $8,781/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: Mascenic Regional School District
• NCES district ID: 3304670
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $69,889
• Composite: 33.01/100
• National rank: #5577
• State rank: #69 of 98 in NH

Livability — Greenville

• Score: 62/100
• State rank: #86
• US rank: #16809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,274

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Portuguese 2% Slovak 2%
• Foreign-born: 4% · South Korea, China
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.16%
• Current HPI: 257.6324
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+93.0% since first listed

11 events — show timeline

• 2026-05-13 Pending — MLS PIN
• 2026-05-13 Pending — PrimeMLS
• 2026-05-09 Relisted — MLS PIN
• 2026-05-09 Relisted — PrimeMLS
• 2026-04-30 Pending — MLS PIN
• 2026-04-30 Pending — PrimeMLS
• 2026-04-28 Price Changed $149,999 PrimeMLS
• 2026-04-27 Price Changed $149,999 MLS PIN
• 2026-03-06 Listed $174,000 PrimeMLS
• 2026-03-06 Listed $174,000 MLS PIN
• 1990-11-07 Sold (Public Records) $77,714 Public Records

Property tax history

+2.8%/yr

Latest (2025): $6,241 · +11.9% YoY. Source: county tax records.