13 Hillside Ave · Groveton, NH 03582

$75,000

3 bd · 3.5 ba · 800 sqft · SingleFamily public records · 238 Days on market

Built 1947 0.55 ac lot $94/sqft · 40% below area Est $125k · 40% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

Key facts

• Metal roof
• Spacious sun room
• Large living room

Tags

• RECENTLY RENOVATED
• SPACIOUS SUN ROOM
• LARGE LIVING ROOM
• METAL ROOF
• PRIVATE PROPERTY
• MOUNTAIN VIEW POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#78 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Northumberland School District (rural): math 25% / reading 40% proficiency, ranked #154 of 171 in NH (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $3k appreciation (4.0% local appreciation)).
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $74k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.61% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.2

CMA / ARV

• ARV (median comp): $124,732
• List price: $75,000
• Delta: -39.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Fiske St	0.07mi	2/1.0 (-1)	816 (+2%)	19mo	$47,000	$58	63
7 North Ave	0.40mi	3/1.0	832 (+4%)	22mo	$140,000	$168	46

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

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.70×
• Total profit: $35,805
• Equity at exit: $38,242

10-year hold

• IRR: 28.2%
• Equity multiple: 5.34×
• Total profit: $91,088
• Equity at exit: $62,721

Cash invested: $21,000 (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 03582

• Home prices YoY: 1.0%
• Active inventory: 17
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $353

Break-even live

Break-even rent $764

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-16
   status Pending 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

2. 2026-05-08
   price $75,000 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

3. 2026-05-07
   status Active 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

4. 2026-04-14
   historical Active with Contract 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

5. 2026-03-12
   price $90,000 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

6. 2026-01-19
   price $105,000 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

7. 2026-01-18
   status Active 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

8. 2026-01-06
   historical Active with Contract 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

9. 2025-12-30
   price $119,900 412-char remark

   Show marketing remark (412 chars)

   Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

10. 2025-11-17
    price $129,900 412-char remark

    Show marketing remark (412 chars)

    Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

11. 2025-09-19
    listed $149,000 Active 412-char remark

    Show marketing remark (412 chars)

    Newly reduced price! This is an "as is" sale. With renovation, this 3 bedroom 1 1/2 bath single family home can be upgraded to todays standards! Situated on a beautiful . 55 acre lot. Featuring a spacious sun room and a large living room with full bathroom on first floor. One car garage and full basement-Metal roof-Private property with mountain view potential. Located close to town. CASH SALE ONLY!

12. 2006-08-25
    soldstatus $51,000 253-char remark

    Show marketing remark (253 chars)

    THIS HOME IS SITUATED ON AN INTOWN DOUBLE LOT. PLENTY OF SPACE FOR A GARDEN AND PLAY AREA. CLOSE TO SCHOOLS AND ALL OTHER INTOWN AMENITIES. tHE HOME IS QUINT AND HAS PLENTY OF POSSIBILITY FOR EXPANDING. NICE ENCLOSED PORCH, SPACIOUS LIVING ROOM. .. .. .

13. 2006-08-11
    historical 253-char remark

    Show marketing remark (253 chars)

    THIS HOME IS SITUATED ON AN INTOWN DOUBLE LOT. PLENTY OF SPACE FOR A GARDEN AND PLAY AREA. CLOSE TO SCHOOLS AND ALL OTHER INTOWN AMENITIES. tHE HOME IS QUINT AND HAS PLENTY OF POSSIBILITY FOR EXPANDING. NICE ENCLOSED PORCH, SPACIOUS LIVING ROOM. .. .. .

14. 2006-05-04
    listed $57,000 253-char remark

    Show marketing remark (253 chars)

    THIS HOME IS SITUATED ON AN INTOWN DOUBLE LOT. PLENTY OF SPACE FOR A GARDEN AND PLAY AREA. CLOSE TO SCHOOLS AND ALL OTHER INTOWN AMENITIES. tHE HOME IS QUINT AND HAS PLENTY OF POSSIBILITY FOR EXPANDING. NICE ENCLOSED PORCH, SPACIOUS LIVING ROOM. .. .. .

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,523
• − Mortgage interest: −$4,201
• − Property taxes: −$2,148
• − Insurance: −$375
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,182
• Taxable income: $3,293
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,440/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: Northumberland School District
• NCES district ID: 3305400
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $38,490
• Composite: 29.88/100
• National rank: #11685
• State rank: #154 of 171 in NH

Livability — Groveton

• Score: 65/100
• State rank: #78
• US rank: #13493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groveton, NH
• Population (ZIP): 2,218

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 (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Lithuanian 19% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 1%

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: ▲ 4.05%
• Current HPI: 409.9305
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+31.6% since first listed

14 events — show timeline

• 2026-05-16 Pending — PrimeMLS
• 2026-05-08 Price Changed $75,000 PrimeMLS
• 2026-05-07 Relisted — PrimeMLS
• 2026-04-14 Contingent — PrimeMLS
• 2026-03-12 Price Changed $90,000 PrimeMLS
• 2026-01-19 Price Changed $105,000 PrimeMLS
• 2026-01-18 Relisted — PrimeMLS
• 2026-01-06 Contingent — PrimeMLS
• 2025-12-30 Price Changed $119,900 PrimeMLS
• 2025-11-17 Price Changed $129,900 PrimeMLS
• 2025-09-19 Listed $149,000 PrimeMLS
• 2006-08-25 Sold (MLS) $51,000 PrimeMLS
• 2006-08-11 Delisted — PrimeMLS
• 2006-05-04 Listed $57,000 PrimeMLS

Property tax history

+3.3%/yr

Latest (2024): $2,148 · +5.0% YoY. Source: county tax records.