220 Lime Kiln Rd · Haverhill, NH 03780

$225,000

3 bd · 1.0 ba · 1,997 sqft · SingleFamily public records · 220 Days on market

Built 1900 1.20 ac lot $113/sqft · 54% below area Est $414k · 46% under ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• Cash flow +6.9/30.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Nestled on a paved public road, in a beautiful country setting, this cherished home has been in the same family for decades — and now it’s ready for its next chapter. With 3 bedrooms, 1 bath, and a classic galley kitchen, the layout offers a cozy footprint and plenty of room to reimagine. Original hardwood floors on the main level add character and could shine again with a little TLC. Cozy up to the wood stove in the den while you watch the snow fall outside. Outside, a detached two-bay garage provides ample storage or workshop potential, and the durable metal roof is a practical bonus. Another shed located behind the house to conveniently store your firewood, or reimagine the space. Whether you're dreaming of a cozy year-round home or a basecamp for weekend adventures, the location is a dream: just minutes from local trails, Lake Tarleton, and the Connecticut River, with nearby access to the snowmobile trail for winter fun. And when the mountains call, Cannon Mountain and Loon Mountain ski resorts are only a 38-minute drive away. If you’re looking for a place with history, heart, and room to grow — this is your chance to bring new life to a well-loved space. Agent related to seller. Being sold As Is.

Key facts

• Durable metal roof
• Wood stove
• Shed for firewood

Tags

• CLASSIC GALLEY KITCHEN
• ORIGINAL HARDWOOD FLOORS
• WOOD STOVE
• DETACHED TWO-BAY GARAGE
• DURABLE METAL ROOF
• SHED FOR FIREWOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (20.1% below list).
• Recommended offer: $164k (26.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodsville Elementary School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 211 students, 36% FRL); Haverhill Cooperative Middle School (math 27% / reading 47%, grade F, #50 of 96 statewide, top 54%, 226 students, 38% FRL); Woodsville High School (math 15% / reading 54%, grade F, #71 of 90 statewide, top 80%, 216 students, 29% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 3 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 $22k of equity ($2k loan paydown + $21k appreciation (9.2% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,432 (26.9% 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. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 10.4

CMA / ARV

• ARV (median comp): $414,330
• List price: $225,000
• Delta: -45.70%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Oliverian Heights Rd	0.62mi	3/2.0	1,816 (-9%)	7mo	$449,999	$248	47

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

Projected returns pro-forma

9.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.41×
• Total profit: $89,002
• Equity at exit: $190,084

10-year hold

• IRR: 16.9%
• Equity multiple: 5.40×
• Total profit: $276,967
• Equity at exit: $397,204

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 03780

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$489 /mo · $5,871/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-343

Break-even live

Break-even rent $2,232

Max offer price $164,432

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-279	+0% $-343	+5% $-407	+10% $-470
Rent	-10% $-485	-5% $-414	+0% $-343	+5% $-272	+10% $-201
Rate	-1.0pp $-230	-0.5pp $-286	base $-343	+0.5pp $-401	+1.0pp $-460

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: —

Listing history 19 events

1. 2026-06-21
   days on market $225,000 Active 220 DOM
2. 2026-06-21
   days on market $225,000 Active 219 DOM
3. 2026-06-18
   days on market $225,000 Active 217 DOM
4. 2026-06-17
   days on market $225,000 Active 216 DOM
5. 2026-06-16
   days on market $225,000 Active 215 DOM
6. 2026-06-15
   days on market $225,000 Active 214 DOM
7. 2026-06-13
   days on market $225,000 Active 212 DOM
8. 2026-06-12
   days on market $225,000 Active 211 DOM
9. 2026-06-09
   days on market $225,000 Active 208 DOM
10. 2026-06-08
    days on market $225,000 Active 207 DOM
11. 2026-06-07
    days on market $225,000 Active 206 DOM
12. 2026-06-07
    days on market $225,000 Active 205 DOM
13. 2026-06-04
    days on market $225,000 Active 202 DOM
14. 2026-06-02
    days on market $225,000 Active 201 DOM
15. 2026-06-01
    days on market $225,000 Active 200 DOM
16. 2026-05-31
    days on market $225,000 Active 199 DOM
17. 2026-04-25
    price $225,000 1245-char remark

    Show marketing remark (1245 chars)

    Nestled on a paved public road, in a beautiful country setting, this cherished home has been in the same family for decades — and now it’s ready for its next chapter. With 3 bedrooms, 1 bath, and a classic galley kitchen, the layout offers a cozy footprint and plenty of room to reimagine. Original hardwood floors on the main level add character and could shine again with a little TLC. Cozy up to the wood stove in the den while you watch the snow fall outside. Outside, a detached two-bay garage provides ample storage or workshop potential, and the durable metal roof is a practical bonus. Another shed located behind the house to conveniently store your firewood, or reimagine the space. Whether you're dreaming of a cozy year-round home or a basecamp for weekend adventures, the location is a dream: just minutes from local trails, Lake Tarleton, and the Connecticut River, with nearby access to the snowmobile trail for winter fun. And when the mountains call, Cannon Mountain and Loon Mountain ski resorts are only a 38-minute drive away. If you’re looking for a place with history, heart, and room to grow — this is your chance to bring new life to a well-loved space. Agent related to seller. Being sold As Is.

18. 2026-02-17
    price $248,000 1245-char remark

    Show marketing remark (1245 chars)

    Nestled on a paved public road, in a beautiful country setting, this cherished home has been in the same family for decades — and now it’s ready for its next chapter. With 3 bedrooms, 1 bath, and a classic galley kitchen, the layout offers a cozy footprint and plenty of room to reimagine. Original hardwood floors on the main level add character and could shine again with a little TLC. Cozy up to the wood stove in the den while you watch the snow fall outside. Outside, a detached two-bay garage provides ample storage or workshop potential, and the durable metal roof is a practical bonus. Another shed located behind the house to conveniently store your firewood, or reimagine the space. Whether you're dreaming of a cozy year-round home or a basecamp for weekend adventures, the location is a dream: just minutes from local trails, Lake Tarleton, and the Connecticut River, with nearby access to the snowmobile trail for winter fun. And when the mountains call, Cannon Mountain and Loon Mountain ski resorts are only a 38-minute drive away. If you’re looking for a place with history, heart, and room to grow — this is your chance to bring new life to a well-loved space. Agent related to seller. Being sold As Is.

19. 2025-11-13
    listed $268,000 Active 1245-char remark

    Show marketing remark (1245 chars)

    Nestled on a paved public road, in a beautiful country setting, this cherished home has been in the same family for decades — and now it’s ready for its next chapter. With 3 bedrooms, 1 bath, and a classic galley kitchen, the layout offers a cozy footprint and plenty of room to reimagine. Original hardwood floors on the main level add character and could shine again with a little TLC. Cozy up to the wood stove in the den while you watch the snow fall outside. Outside, a detached two-bay garage provides ample storage or workshop potential, and the durable metal roof is a practical bonus. Another shed located behind the house to conveniently store your firewood, or reimagine the space. Whether you're dreaming of a cozy year-round home or a basecamp for weekend adventures, the location is a dream: just minutes from local trails, Lake Tarleton, and the Connecticut River, with nearby access to the snowmobile trail for winter fun. And when the mountains call, Cannon Mountain and Loon Mountain ski resorts are only a 38-minute drive away. If you’re looking for a place with history, heart, and room to grow — this is your chance to bring new life to a well-loved space. Agent related to seller. Being sold As Is.

ⓘ 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: $5,871 · $489/mo
• Projected year-2 tax: $5,871 · $489/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,571
• − Mortgage interest: −$12,603
• − Property taxes: −$5,871
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$6,545
• Taxable loss: −$8,026
• Est. tax savings @ 24.0%: +$1,926
• After-tax cash flow: $-2,188/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: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Haverhill

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

Census & demographics

• Population (ZIP): 599

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% Asian 8% Black 2% Two or more races 1%
• Common ancestry: Slovak 8% Lithuanian 1% Scandinavian 1%
• Foreign-born: 10% · South Korea
• Languages at home: 92% English-only · Russian/Polish/Slavic 6%

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: ▲ 9.22%
• Current HPI: 245.4726
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.0% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $225,000 PrimeMLS
• 2026-02-17 Price Changed $248,000 PrimeMLS
• 2025-11-13 Listed $268,000 PrimeMLS

Property tax history

+4.4%/yr

Latest (2024): $5,871 · +20.2% YoY. Source: county tax records.