10 Hollows Rd Unit (aka Unit 48) · Holderness, NH 03245

$225,000

2 bd · 1.0 ba · 560 sqft · Condo · 77 Days on market

Built 1998 Fair condition $305/mo HOA · 13% of rent ↓ 6% since listing

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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 +14.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Squam Lake Private Beach Available… After a day on the lake, unwind in the comfort of your private patio complete with gazebo and fire feature—perfect for relaxing evenings under the stars. Step inside this fully furnished vacation home, featuring a durable metal roof and a bright, open-concept layout that seamlessly connects the kitchen and living area, all bathed in natural light from an abundance of windows. The sunroom also boasts an abundance of windows and offers direct access to the patio, creating a perfect indoor-outdoor flow for entertaining or relaxing. Designed to sleep 8+, the home includes a bedroom, loft, bunk room, plus additional sleeping options with a futon in the living room and another in the sunroom. Enjoy added convenience and fun with your included golf cart, ideal for a quick ride to the Laughing Bear Lodge, where amenities include a heated outdoor pool, playground, horseshoe pit, volleyball, game areas, and a fitness room, along with scheduled summer activities. Located just a short drive from local attractions, shopping, and dining, this inviting retreat offers the perfect blend of relaxation and recreation—your true Happy Place where lasting memories and friendships are made.

Key facts

• Fire feature
• Metal roof
• Gazebo

Tags

• PRIVATE BEACH
• PRIVATE PATIO
• GAZEBO
• FIRE FEATURE
• FULLY FURNISHED
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $45 ($537/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $125,617
• Equity at exit: $202,698

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $368,124
• Equity at exit: $437,126

Cash invested: $63,000 (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 03245

• Active inventory: 26
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$305
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $45

Break-even live

Break-even rent $2,354

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 77 DOM
2. 2026-06-17
   days on market $225,000 Active 76 DOM
3. 2026-06-16
   days on market $225,000 Active 75 DOM
4. 2026-06-15
   days on market $225,000 Active 74 DOM
5. 2026-06-13
   days on market $225,000 Active 72 DOM
6. 2026-06-12
   days on market $225,000 Active 71 DOM
7. 2026-06-09
   days on market $225,000 Active 68 DOM
8. 2026-06-08
   days on market $225,000 Active 67 DOM
9. 2026-06-07
   days on market $225,000 Active 66 DOM
10. 2026-06-07
    days on market $225,000 Active 65 DOM
11. 2026-06-05
    days on market $225,000 Active 64 DOM
12. 2026-06-04
    days on market $225,000 Active 62 DOM
13. 2026-06-02
    days on market $225,000 Active 61 DOM
14. 2026-06-01
    days on market $225,000 Active 60 DOM
15. 2026-05-31
    days on market $225,000 Active 59 DOM
16. 2026-05-20
    price $225,000 1241-char remark

    Show marketing remark (1241 chars)

    Squam Lake Private Beach Available… After a day on the lake, unwind in the comfort of your private patio complete with gazebo and fire feature—perfect for relaxing evenings under the stars. Step inside this fully furnished vacation home, featuring a durable metal roof and a bright, open-concept layout that seamlessly connects the kitchen and living area, all bathed in natural light from an abundance of windows. The sunroom also boasts an abundance of windows and offers direct access to the patio, creating a perfect indoor-outdoor flow for entertaining or relaxing. Designed to sleep 8+, the home includes a bedroom, loft, bunk room, plus additional sleeping options with a futon in the living room and another in the sunroom. Enjoy added convenience and fun with your included golf cart, ideal for a quick ride to the Laughing Bear Lodge, where amenities include a heated outdoor pool, playground, horseshoe pit, volleyball, game areas, and a fitness room, along with scheduled summer activities. Located just a short drive from local attractions, shopping, and dining, this inviting retreat offers the perfect blend of relaxation and recreation—your true Happy Place where lasting memories and friendships are made.

17. 2026-04-02
    listed $240,000 Active 1241-char remark

    Show marketing remark (1241 chars)

    Squam Lake Private Beach Available… After a day on the lake, unwind in the comfort of your private patio complete with gazebo and fire feature—perfect for relaxing evenings under the stars. Step inside this fully furnished vacation home, featuring a durable metal roof and a bright, open-concept layout that seamlessly connects the kitchen and living area, all bathed in natural light from an abundance of windows. The sunroom also boasts an abundance of windows and offers direct access to the patio, creating a perfect indoor-outdoor flow for entertaining or relaxing. Designed to sleep 8+, the home includes a bedroom, loft, bunk room, plus additional sleeping options with a futon in the living room and another in the sunroom. Enjoy added convenience and fun with your included golf cart, ideal for a quick ride to the Laughing Bear Lodge, where amenities include a heated outdoor pool, playground, horseshoe pit, volleyball, game areas, and a fitness room, along with scheduled summer activities. Located just a short drive from local attractions, shopping, and dining, this inviting retreat offers the perfect blend of relaxation and recreation—your true Happy Place where lasting memories and friendships are made.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,932
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$3,660
• − Depreciation: −$6,545
• Taxable loss: −$3,006
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $1,259/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with average condition across most systems. Painting and HVAC maintenance would significantly enhance its resale and rental value.

Repairs flagged

• Minor paint — neutral paint on walls
• Minor HVAC unit — visible but in good condition

Value-add opportunities

• Both painting — enhances curb appeal and interior aesthetics
• Both HVAC maintenance — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · neutral paint on walls	Minor	$500–3,000
HVAC unit · visible but in good condition	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior aesthetics ↑
• Both HVAC maintenance — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Holderness

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

Census & demographics

• Population (ZIP): 1,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 26% Iranian 5% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 2% French/Haitian/Cajun 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: ▲ 119.42%
• Current HPI: 460.2832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.2% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $225,000 PrimeMLS
• 2026-04-02 Listed $240,000 PrimeMLS