58 Hollow Rd Unit M239 L021 · Groveton, NH 03590

$79,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 21 Days on market

Built 1960 Poor condition 4.20 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This camp sits on 4.2 acres dotted with mature maple trees, many of which have been tapped over the years by a local neighbor, adding to the property’s old-fashioned charm. While there are other homes nearby, the land still gives you room to stretch out and enjoy the outdoors, with direct access to ATV trails right from the property and snowmobile trails just down the road. Inside, the camp offers a large bunk room, an additional bedroom, and a full bathroom—plenty of space for friends, family, or hunting buddies. Built on posts and piers, it’s a simple structure that’s ready for someone to roll up their sleeves and make it their own with updates, whether you’r

Key facts

• 4.2 acre lot
• Built 1960
• Listed 21 days

Property features AI

Exterior

• Parking: Driveway access (gravel or other)
• Utilities: Private well water; Private sewer; Electric service by Eversource with circuit breakers; High-speed internet available; Cable and telephone available
• Home design: Cottage/Camp style; White exterior; Entry level: main level
• Construction: Built in 1960; Wood frame construction; Metal roof; Parcel/Unit: M239 L021; Easements present
• Exterior features: Major road frontage; Near trails and snowmobile/ATV trails; Wooded setting; Gravel or other driveway

Interior

• Kitchen: Eat-in kitchen (16 x 10)
• Bedrooms: Bedroom (12 x 12) — main level; Bedroom (12 x 24) — main level
• Bathrooms: One full bathroom (9 x 7) — main level
• Heating & cooling: Hot air heating; Wood stove; Cooling: Other
• Interior features: Six total rooms; Living room; Eat-in kitchen; Utility room
• Laundry & utility: Utility room (9 x 12) — main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% 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: amenities F, commute F, employment F.
• Stratford School District (rural): math 30% / reading 30% proficiency, ranked #157 of 171 in NH (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stratford Public School (math 15% / reading 24%, grade F, #246 of 263 statewide, top 94%, 63 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 5.9

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $9,033
• Equity at exit: $11,913

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $36,216
• Equity at exit: $6,908

Cash invested: $22,372 (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 03590

• Home prices YoY: -2.7%
• Active inventory: 16
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $345

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-16
   status Active
3. 2026-04-15
   status Pending
4. 2026-04-12
   listed $79,900 Active
5. 2026-04-09
   historical $79,900
6. 2026-04-08
   listed $79,900 Active

ⓘ 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 1/10 Low 7 d/yr ≥90°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: $13,625
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,324
• Taxable income: $3,047
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,407/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior siding, flooring, interior walls, and HVAC system. Painting and landscaping will also improve its curb appeal and increase its resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage.
• Major exterior siding — The exterior siding is peeling and in poor condition.
• Major flooring — The flooring appears to be worn and in need of replacement.
• Major interior walls — The interior walls are covered in peeling wallpaper.
• Major HVAC system — The HVAC system appears to be old and in need of replacement.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale exterior siding repair/replacement — A new exterior siding will improve the home's curb appeal and increase its resale value.
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value.
• Resale interior wall repair/replacement — New interior walls will improve the home's appearance and increase its resale value.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its resale value.
• Resale paint — Painting the interior and exterior will improve the home's appearance and increase its resale value.
• Resale landscaping — Landscaping will improve the home's curb appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible damage.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in poor condition.	Major	$15,000–50,000
flooring · The flooring appears to be worn and in need of replacement.	Major	$15,000–50,000
interior walls · The interior walls are covered in peeling wallpaper.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and in need of replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding repair/replacement — A new exterior siding will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior wall repair/replacement — New interior walls will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Resale paint — Painting the interior and exterior will improve the home's appearance and increase its resale value. ↑
• Resale landscaping — Landscaping will improve the home's curb appeal and increase its resale value. ↑

ⓘ 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: Stratford School District
• NCES district ID: 3306450
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 30% ▼ -30.00%
• Median HH income: $33,349
• Composite: 27.45/100
• National rank: #12388
• State rank: #157 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

• Population (ZIP): 1,140

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 16% Russian 4% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 5% Other Indo-European 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: ▼ -10.30%
• Current HPI: 377.5482
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

6 events — show timeline

• 2026-05-04 Pending — PrimeMLS
• 2026-04-16 Relisted — PrimeMLS
• 2026-04-15 Pending — PrimeMLS
• 2026-04-12 Listed $79,900 PrimeMLS
• 2026-04-09 Coming Soon $79,900 PrimeMLS
• 2026-04-08 Listed $79,900 PrimeMLS