13 Pasture Ln · Plymouth, NH 03285

$459,900

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 20 Days on market

Built 1976 1.00 ac lot Est $499k · 8% under

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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 +17.5/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COME IN, SIT DOWN, ENJOY! This is a classic Cape style home with full baths on each floor and master bedroom on the first floor. Fully applianced kitchen with loads of cabinets. A breezeway connects the home with the garage. Beautiful fireplace in the living room for you to snuggle up to on those snowy nights! Privately sited at the end of a cul de sac and within a short drive to all of the amenities the White Mountains have to offer. Make it your own; see it today.

Key facts

• Cozy living room
• Open dining area
• Quiet cul-de-sac

Tags

• QUIET CUL-DE-SAC
• LEVEL 1 ACRE PARCEL
• LARGE BACKYARD
• UPDATED KITCHEN
• OPEN DINING AREA
• COZY LIVING ROOM

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Drilled well; Septic system; 100 Amp electrical service; High-speed internet available on site; Cable available
• Home design: Cape-style home; Existing construction
• Construction: Built in 1976; Wood frame construction; Architectural shingle roof; Foundation information not provided
• Exterior features: Level lot in a neighborhood setting; Cul-de-sac frontage; Paved, public maintained road access; Driveway: dirt and gravel; Surveyed

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Oil heating; Forced air; Wood stove
• Interior features: 7 total rooms; Unfinished basement with interior access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (7.7% below list).
• Recommended offer: $424k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.9% in Plymouth — 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 66/100 on livability (#69 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, employment D, amenities F.
• 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: 54 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 $49k of equity ($3k loan paydown + $46k 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 $129k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $184k; list at $460k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $424,438 (7.7% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $499,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 High Brook Rd	0.09mi	3/2.0	1,721 (-0%)	21mo	$499,900	$290	78

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

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 3.12×
• Total profit: $272,722
• Equity at exit: $414,314

10-year hold

• IRR: 23.3%
• Equity multiple: 7.10×
• Total profit: $785,504
• Equity at exit: $893,485

Cash invested: $128,772 (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 03285

• Home prices YoY: 29.5%
• Active inventory: 54
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,244 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$400 /mo · $4,796/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $350

Break-even live

Break-even rent $3,801

Max offer price $459,900

Occupancy floor 87%

Sensitivity live

Price	-10% $610	-5% $480	+0% $350	+5% $220	+10% $90
Rent	-10% $15	-5% $182	+0% $350	+5% $518	+10% $685
Rate	-1.0pp $582	-0.5pp $467	base $350	+0.5pp $231	+1.0pp $110

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-04
   historical Active with Contract
3. 2026-04-29
   listed $459,900 Active
4. 2018-05-01
   soldstatus $184,000
5. 2018-04-27
   soldstatus $184,000 Closed 472-char remark

   Show marketing remark (472 chars)

   COME IN, SIT DOWN, ENJOY! This is a classic Cape style home with full baths on each floor and master bedroom on the first floor. Fully applianced kitchen with loads of cabinets. A breezeway connects the home with the garage. Beautiful fireplace in the living room for you to snuggle up to on those snowy nights! Privately sited at the end of a cul de sac and within a short drive to all of the amenities the White Mountains have to offer. Make it your own; see it today.

6. 2018-02-27
   historical Active with Contract 472-char remark

   Show marketing remark (472 chars)

   COME IN, SIT DOWN, ENJOY! This is a classic Cape style home with full baths on each floor and master bedroom on the first floor. Fully applianced kitchen with loads of cabinets. A breezeway connects the home with the garage. Beautiful fireplace in the living room for you to snuggle up to on those snowy nights! Privately sited at the end of a cul de sac and within a short drive to all of the amenities the White Mountains have to offer. Make it your own; see it today.

7. 2017-12-13
   listed $184,000 Active 472-char remark

   Show marketing remark (472 chars)

   COME IN, SIT DOWN, ENJOY! This is a classic Cape style home with full baths on each floor and master bedroom on the first floor. Fully applianced kitchen with loads of cabinets. A breezeway connects the home with the garage. Beautiful fireplace in the living room for you to snuggle up to on those snowy nights! Privately sited at the end of a cul de sac and within a short drive to all of the amenities the White Mountains have to offer. Make it your own; see it today.

ⓘ 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: $4,796 · $400/mo
• Projected year-2 tax: $7,411 · $618/mo
• Expected delta: +$2,615/yr (+$218/mo · 54.5%)

ⓘ 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 ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $50,933
• − Mortgage interest: −$25,762
• − Property taxes: −$4,796
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,075
• − Management: −$4,075
• − Depreciation: −$13,379
• Taxable loss: −$3,453
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $5,029/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: 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 — Plymouth

• Score: 66/100
• State rank: #69
• US rank: #11975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,911
• Population (ZIP): 2,763

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 14% Lithuanian 12% Romanian 5%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▲ 106.72%
• Current HPI: 468.1616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+149.9% since first listed

7 events — show timeline

• 2026-05-19 Pending — PrimeMLS
• 2026-05-04 Contingent — PrimeMLS
• 2026-04-29 Listed $459,900 PrimeMLS
• 2018-05-01 Sold (Public Records) $184,000 Public Records
• 2018-04-27 Sold (MLS) $184,000 PrimeMLS
• 2018-02-27 Contingent — PrimeMLS
• 2017-12-13 Listed $184,000 PrimeMLS

Property tax history

+3.6%/yr

Latest (2025): $4,796 · +3.3% YoY. Source: county tax records.