29 Elkins St · Franklin, NH 03235

$259,000

3 bd · 1.0 ba · 1,714 sqft · Condo public records · 100 Days on market

Built 1894 $151/sqft · 32% below area Est $369k · 30% under $100/mo HOA · 5% of rent

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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
• Cash flow +10.4/30.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath condex located in the heart of Franklin! Perfectly situated within walking distance to downtown, this home offers both convenience and comfort, making it ideal for first-time buyers, downsizers, or anyone looking to enjoy all that the area has to offer. Step inside to discover a beautifully maintained interior featuring tasteful colors and thoughtful design throughout, creating a warm and inviting atmosphere. The layout offers functional living space with plenty of natural light, making it easy to feel right at home. Enjoy being just moments away from local shops, dining, and outdoor recreation, including the popular Mill City Park, known for its vibrant community events and riverfront activities. Recent updates add even more value, including brand-new appliances and a high-efficiency Rinnai heating system for year-round comfort and energy savings. Plus, a recent price reduction makes this property an even more attractive opportunity! Don’t miss your chance to own this move-in-ready home in a desirable location—schedule your showing today!

Key facts

• $100 HOA
• Built 1894
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (15.5% below list).
• Recommended offer: $219k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.1% in Franklin — 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 68/100 on livability (#56 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Franklin School District (town): math 14% / reading 29% proficiency, ranked #97 of 98 in NH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $259k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,730 (15.5% 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 100 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (median comp): $368,752
• List price: $259,000
• Delta: -29.76%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-50,495
• Equity at exit: $38,618

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-54,733
• Equity at exit: $22,394

Cash invested: $72,520 (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 03235

• Home prices YoY: -9.7%
• Active inventory: 40
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$297 /mo · $3,563/yr
• Insurance: −$108
• HOA: −$100
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-135

Break-even live

Break-even rent $2,358

Max offer price $235,136

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-62	+0% $-135	+5% $-208	+10% $-282
Rent	-10% $-308	-5% $-221	+0% $-135	+5% $-49	+10% $38
Rate	-1.0pp $-5	-0.5pp $-69	base $-135	+0.5pp $-202	+1.0pp $-270

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Franklin St Apt A Franklin, NH	3.0	1.0	1421	$2,100	$1.48	44d	1	0.06mi
60 Evergreen Ave Franklin, NH	3.0	1.5	1536	$2,800	$1.82	24d	1	0.57mi
672 Central St Unit A Franklin, NH	3.0	1.0	1100	$1,950	$1.77	44d	1	0.65mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-19
   days on market $259,000 Active 100 DOM
2. 2026-06-18
   days on market $259,000 Active 99 DOM
3. 2026-06-17
   days on market $259,000 Active 98 DOM
4. 2026-06-16
   days on market $259,000 Active 97 DOM
5. 2026-06-15
   days on market $259,000 Active 96 DOM
6. 2026-06-14
   days on market $259,000 Active 94 DOM
7. 2026-06-13
   days on market $259,000 Active 93 DOM
8. 2026-06-10
   days on market $259,000 Active 91 DOM
9. 2026-06-09
   days on market $259,000 Active 90 DOM
10. 2026-06-08
    days on market $259,000 Active 89 DOM
11. 2026-06-07
    days on market $259,000 Active 88 DOM
12. 2026-06-03
    pricedays on market $259,000 Active 84 DOM
13. 2026-06-02
    days on market $280,000 Active 83 DOM
14. 2026-06-01
    days on market $280,000 Active 82 DOM
15. 2026-05-31
    days on market $280,000 Active 81 DOM
16. 2026-05-30
    days on market $280,000 Active 80 DOM
17. 2026-05-01
    price $290,000 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to this charming 3-bedroom, 1-bath condex located in the heart of Franklin! Perfectly situated within walking distance to downtown, this home offers both convenience and comfort, making it ideal for first-time buyers, downsizers, or anyone looking to enjoy all that the area has to offer. Step inside to discover a beautifully maintained interior featuring tasteful colors and thoughtful design throughout, creating a warm and inviting atmosphere. The layout offers functional living space with plenty of natural light, making it easy to feel right at home. Enjoy being just moments away from local shops, dining, and outdoor recreation, including the popular Mill City Park, known for its vibrant community events and riverfront activities. Recent updates add even more value, including brand-new appliances and a high-efficiency Rinnai heating system for year-round comfort and energy savings. Plus, a recent price reduction makes this property an even more attractive opportunity! Don’t miss your chance to own this move-in-ready home in a desirable location—schedule your showing today!

18. 2026-04-08
    price $295,000 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to this charming 3-bedroom, 1-bath condex located in the heart of Franklin! Perfectly situated within walking distance to downtown, this home offers both convenience and comfort, making it ideal for first-time buyers, downsizers, or anyone looking to enjoy all that the area has to offer. Step inside to discover a beautifully maintained interior featuring tasteful colors and thoughtful design throughout, creating a warm and inviting atmosphere. The layout offers functional living space with plenty of natural light, making it easy to feel right at home. Enjoy being just moments away from local shops, dining, and outdoor recreation, including the popular Mill City Park, known for its vibrant community events and riverfront activities. Recent updates add even more value, including brand-new appliances and a high-efficiency Rinnai heating system for year-round comfort and energy savings. Plus, a recent price reduction makes this property an even more attractive opportunity! Don’t miss your chance to own this move-in-ready home in a desirable location—schedule your showing today!

19. 2026-03-11
    listed $299,000 Active 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to this charming 3-bedroom, 1-bath condex located in the heart of Franklin! Perfectly situated within walking distance to downtown, this home offers both convenience and comfort, making it ideal for first-time buyers, downsizers, or anyone looking to enjoy all that the area has to offer. Step inside to discover a beautifully maintained interior featuring tasteful colors and thoughtful design throughout, creating a warm and inviting atmosphere. The layout offers functional living space with plenty of natural light, making it easy to feel right at home. Enjoy being just moments away from local shops, dining, and outdoor recreation, including the popular Mill City Park, known for its vibrant community events and riverfront activities. Recent updates add even more value, including brand-new appliances and a high-efficiency Rinnai heating system for year-round comfort and energy savings. Plus, a recent price reduction makes this property an even more attractive opportunity! Don’t miss your chance to own this move-in-ready home in a desirable location—schedule your showing today!

20. 2018-08-16
    soldstatus $102,933
21. 2018-08-15
    soldstatus $102,900 Closed 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

22. 2018-07-06
    historical Active with Contract 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

23. 2018-06-28
    status Active 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

24. 2018-05-12
    historical Active with Contract 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

25. 2018-04-28
    price $99,900 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

26. 2018-01-16
    listed $98,900 Active 987-char remark

    Show marketing remark (987 chars)

    Completely refurnished condex; wwn for less that the price of renting! Move in condition is this, nice and tidy townhouse style condex. Enjoy the tin ceilings in the kitchen w/ as new appliances, dining and living rooms w/ gleaming hardwood floors. 2 large bedrooms with ceiling fans on the 2nd floor and 1 more large bonus room and ceiling fan on the 3rd floor with electric heat to stay cozy. Smoke and CO2 detectors are hardwired so no more worrying about changing batteries. Use your 3 seasons porch for relaxing, entertaining or maybe an office space. Forced hot water heat and hot water off the boiler, means you never run out of hot water. Boiler just cleaned and serviced. Laundry in basement. Plenty of storage in the dry basement and outside storage unit with brand new metal roof (40 year warranty). 2 deeded parking spots come with the home. The owner has just completed renovations and this condo is in pristine condition! Easy commute to Concord, Tilton, Plymouth and I-93.

27. 2017-07-26
    price $98,900
28. 2017-05-26
    price $104,400
29. 2005-05-04
    soldstatus $175,000
30. 2005-04-01
    historical
31. 2005-02-10
    listed $179,900
32. 2002-08-08
    soldstatus $139,900
33. 2002-07-01
    historical
34. 2002-06-18
    listed $139,900
35. 1998-06-09
    soldstatus $50,000
36. 1998-04-16
    historical
37. 1997-10-28
    listed $59,900

ⓘ 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: $3,563 · $297/mo
• Projected year-2 tax: $4,605 · $384/mo
• Expected delta: +$1,042/yr (+$87/mo · 29.2%)

ⓘ 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 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,248
• − Mortgage interest: −$14,508
• − Property taxes: −$3,563
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − HOA: −$1,200
• − Depreciation: −$7,535
• Taxable loss: −$6,053
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $-168/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: Franklin School District
• NCES district ID: 3303090
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $45,220
• Composite: 18.64/100
• National rank: #8892
• State rank: #97 of 98 in NH

Livability — Franklin

• Score: 68/100
• State rank: #56
• US rank: #9637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, NH
• City population: 8,843
• Population (ZIP): 8,843

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 9% Slovak 6% Subsaharan African 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.30%
• Current HPI: 449.6758
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+384.1% since first listed

21 events — show timeline

• 2026-05-01 Price Changed $290,000 PrimeMLS
• 2026-04-08 Price Changed $295,000 PrimeMLS
• 2026-03-11 Listed $299,000 PrimeMLS
• 2018-08-16 Sold (Public Records) $102,933 Public Records
• 2018-08-15 Sold (MLS) $102,900 PrimeMLS
• 2018-07-06 Contingent — PrimeMLS
• 2018-06-28 Relisted — PrimeMLS
• 2018-05-12 Contingent — PrimeMLS
• 2018-04-28 Price Changed $99,900 PrimeMLS
• 2018-01-16 Listed $98,900 PrimeMLS
• 2017-07-26 Price Changed $98,900 PrimeMLS
• 2017-05-26 Price Changed $104,400 PrimeMLS
• 2005-05-04 Sold (MLS) $175,000 PrimeMLS
• 2005-04-01 Delisted — PrimeMLS
• 2005-02-10 Listed $179,900 PrimeMLS
• 2002-08-08 Sold (MLS) $139,900 PrimeMLS
• 2002-07-01 Delisted — PrimeMLS
• 2002-06-18 Listed $139,900 PrimeMLS
• 1998-06-09 Sold (MLS) $50,000 PrimeMLS
• 1998-04-16 Delisted — PrimeMLS
• 1997-10-28 Listed $59,900 PrimeMLS

Property tax history

+2.5%/yr

Latest (2025): $3,563 · +2.8% YoY. Source: county tax records.