275 Granite Rd · Ossipee, NH 03864

$320,000

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 36 Days on market

Built 1808 1,742 sqft lot $199/sqft · 34% below area Est $456k · 30% under

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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 +10.0/10.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

HISTORIC JACOB LEIGHTON HOUSE IN PEACEFUL GRANITE, NH. BEAUTIFULLY RESTORED W/ ORIG FRPLCS, BEEHIVE OVN, PANELLING, EXPSD BEAMS WAINSCTNG. NEW BTHS, KITCHN, OFFICE, CEDAR SHINGLES, ROOF 12X14 SHINGLD MINI-BARN. RUFUS PORTER STYLE MURAL BY MARY RITTER

Key facts

• Updated windows
• Newer roof
• First floor laundry

Tags

• HISTORIC JACOB LEIGHTON HOUSE
• UPDATED WINDOWS
• NEWER ROOF
• FIRST FLOOR BEDROOM OPTION
• FIRST FLOOR LAUNDRY
• HAND-PAINTED MURAL

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Drilled well; On-site private septic (leach field); 100 Amp service with circuit breakers; Eversource electric; Cable available (Spectrum); Fiber optic and high-speed internet available; Telephone service available
• Home design: Saltbox style; Existing structure; Natural exterior color; Shingle - asphalt roof
• Construction: Built in 1808; Wood frame construction with shake siding and wood exterior; Foundation details not specified
• Exterior features: Country setting; Near golf course; Near shopping; Near snowmobile trails; Rural; Gravel driveway; Surveyed

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: First-floor bedroom; Second-floor bedroom; Second-floor bedroom
• Flooring: Carpet; Tile; Wood
• Bathrooms: One full bathroom (first floor); One 3/4 bathroom (second floor)
• Heating & cooling: Baseboard heating; Electric heating; Wood stove
• Interior features: 10 total rooms; Foyer; Living room; Dining room; Playroom; Crawl space basement (interior access), dirt and gravel floor, unfinished with interior stairs
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-782 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (43.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (48.4% below list).
• Recommended offer: $165k (48.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ossipee Central School (math 27% / reading 37%, grade F, #190 of 263 statewide, top 75%, 287 students, 57% FRL) — zoned schools average 57% FRL vs 27% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Governor Wentworth Reg School District average; the district grade overstates school quality for this exact location.
• Market conditions: 35 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $175k; list at $320k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1808 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,070 (48.4% 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 36 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1808 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.52% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.47%
• DSCR: 0.53
• GRM: 16.2

CMA / ARV

• ARV (median comp): $456,068
• List price: $320,000
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $124,418
• Equity at exit: $288,281

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $405,458
• Equity at exit: $621,690

Cash invested: $89,600 (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 03864

• Home prices YoY: 34.7%
• Active inventory: 35
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$275 /mo · $3,296/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-782

Break-even live

Break-even rent $2,641

Max offer price $181,845

Occupancy floor —

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $320,000 Active 36 DOM
2. 2026-06-17
   days on market $320,000 Active 35 DOM
3. 2026-06-16
   days on market $320,000 Active 34 DOM
4. 2026-06-15
   days on market $320,000 Active 33 DOM
5. 2026-06-13
   days on market $320,000 Active 31 DOM
6. 2026-06-13
   days on market $320,000 Active 30 DOM
7. 2026-06-09
   days on market $320,000 Active 27 DOM
8. 2026-06-08
   days on market $320,000 Active 26 DOM
9. 2026-06-07
   days on market $320,000 Active 25 DOM
10. 2026-06-04
    days on market $320,000 Active 22 DOM
11. 2026-06-03
    days on market $320,000 Active 21 DOM
12. 2026-06-02
    days on market $320,000 Active 20 DOM
13. 2026-06-01
    days on market $320,000 Active 19 DOM
14. 2026-05-31
    days on market $320,000 Active 18 DOM
15. 2026-05-13
    listed $320,000 Active 1402-char remark
16. 2025-08-31
    price $335,000
17. 2025-07-24
    price $350,000
18. 2004-07-16
    soldstatus $175,000

    Show marketing remark (250 chars)

    HISTORIC JACOB LEIGHTON HOUSE IN PEACEFUL GRANITE, NH. BEAUTIFULLY RESTORED W/ ORIG FRPLCS, BEEHIVE OVN, PANELLING, EXPSD BEAMS WAINSCTNG. NEW BTHS, KITCHN, OFFICE, CEDAR SHINGLES, ROOF 12X14 SHINGLD MINI-BARN. RUFUS PORTER STYLE MURAL BY MARY RITTER

19. 2004-06-14
    historical

    Show marketing remark (250 chars)

    HISTORIC JACOB LEIGHTON HOUSE IN PEACEFUL GRANITE, NH. BEAUTIFULLY RESTORED W/ ORIG FRPLCS, BEEHIVE OVN, PANELLING, EXPSD BEAMS WAINSCTNG. NEW BTHS, KITCHN, OFFICE, CEDAR SHINGLES, ROOF 12X14 SHINGLD MINI-BARN. RUFUS PORTER STYLE MURAL BY MARY RITTER

20. 2004-02-16
    listed $174,000

    Show marketing remark (250 chars)

    HISTORIC JACOB LEIGHTON HOUSE IN PEACEFUL GRANITE, NH. BEAUTIFULLY RESTORED W/ ORIG FRPLCS, BEEHIVE OVN, PANELLING, EXPSD BEAMS WAINSCTNG. NEW BTHS, KITCHN, OFFICE, CEDAR SHINGLES, ROOF 12X14 SHINGLD MINI-BARN. RUFUS PORTER STYLE MURAL BY MARY RITTER

21. 2004-02-02
    soldstatus $140,000
22. 2004-01-06
    historical
23. 2003-08-02
    listed $165,000
24. 2001-11-29
    soldstatus $80,000
25. 2001-10-30
    historical
26. 2001-05-26
    listed $89,900

ⓘ 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: $3,296 · $275/mo
• Projected year-2 tax: $5,136 · $428/mo
• Expected delta: +$1,840/yr (+$153/mo · 55.8%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $19,808
• − Mortgage interest: −$17,925
• − Property taxes: −$3,296
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$9,309
• Taxable loss: −$15,491
• Est. tax savings @ 24.0%: +$3,718
• After-tax cash flow: $-5,667/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Ossipee

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

Census & demographics

• Population (ZIP): 2,047

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 8% Two or more races 2%
• Common ancestry: Lithuanian 5% German 3% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 141.67%
• Current HPI: 550.4057
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+256.0% since first listed

12 events — show timeline

• 2026-05-13 Listed $320,000 PrimeMLS
• 2025-08-31 Price Changed $335,000 PrimeMLS
• 2025-07-24 Price Changed $350,000 PrimeMLS
• 2004-07-16 Sold (MLS) $175,000 PrimeMLS
• 2004-06-14 Delisted — PrimeMLS
• 2004-02-16 Listed $174,000 PrimeMLS
• 2004-02-02 Sold (MLS) $140,000 PrimeMLS
• 2004-01-06 Delisted — PrimeMLS
• 2003-08-02 Listed $165,000 PrimeMLS
• 2001-11-29 Sold (MLS) $80,000 PrimeMLS
• 2001-10-30 Delisted — PrimeMLS
• 2001-05-26 Listed $89,900 PrimeMLS

Property tax history

+3.7%/yr

Latest (2024): $3,296 · +11.5% YoY. Source: county tax records.