85 Amethyst Hill Rd · Conway, NH 03860

$799,000

4 bd · 4.0 ba · 3,324 sqft · SingleFamily · 243 Days on market

Built 2005 Good condition 2.01 ac lot $240/sqft · 10% above area Est $726k · 10% over ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside toan open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main levelboasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from allthe conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss yourchance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

Key facts

• In law apartment
• Breathtaking views
• Natural light

Tags

• IN LAW APARTMENT
• OPEN CONCEPT FLOOR PLAN
• VAULTED CEILINGS
• NATURAL LIGHT
• BREATHTAKING VIEWS
• WOODED LAND

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $799k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $799k).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.0% in Conway — 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 74/100 on livability (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Carroll County population projected at -27% 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 $224k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.94%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $726,335
• List price: $799,000
• Delta: 10.00%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.3%
• Equity multiple: 2.22×
• Total profit: $273,806
• Equity at exit: $119,133

10-year hold

• IRR: 36.7%
• Equity multiple: 4.39×
• Total profit: $758,339
• Equity at exit: $69,083

Cash invested: $223,720 (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 03860

• Home prices YoY: -6.1%
• Active inventory: 57
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $6,328

Break-even live

Break-even rent $6,990

Max offer price $799,000

Occupancy floor 53%

Sensitivity live

Price	-10% $6,880	-5% $6,604	+0% $6,328	+5% $6,052	+10% $5,776
Rent	-10% $5,143	-5% $5,736	+0% $6,328	+5% $6,921	+10% $7,513
Rate	-1.0pp $6,731	-0.5pp $6,532	base $6,328	+0.5pp $6,121	+1.0pp $5,911

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Bear Puddin Ln Unit 43 Conway, NH	3.0	3.5	2500	$15,000	$6.00	44d	1	0.52mi

Listing history 21 events

1. 2026-06-21
   days on market $799,000 Active 243 DOM
2. 2026-06-18
   days on market $799,000 Active 241 DOM
3. 2026-06-17
   days on market $799,000 Active 240 DOM
4. 2026-06-16
   days on market $799,000 Active 239 DOM
5. 2026-06-15
   days on market $799,000 Active 238 DOM
6. 2026-06-13
   days on market $799,000 Active 236 DOM
7. 2026-06-12
   days on market $799,000 Active 235 DOM
8. 2026-06-09
   days on market $799,000 Active 232 DOM
9. 2026-06-08
   days on market $799,000 Active 231 DOM
10. 2026-06-07
    days on market $799,000 Active 230 DOM
11. 2026-06-07
    days on market $799,000 Active 229 DOM
12. 2026-06-04
    days on market $799,000 Active 226 DOM
13. 2026-06-02
    days on market $799,000 Active 225 DOM
14. 2026-06-01
    days on market $799,000 Active 224 DOM
15. 2026-05-31
    days on market $799,000 Active 223 DOM
16. 2026-04-21
    price $799,000 1141-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

17. 2026-04-21
    price $799,000 1145-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

18. 2026-03-17
    price $825,000 1141-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

19. 2026-03-17
    price $825,000 1145-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

20. 2025-10-20
    listed $850,000 Active 1141-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

21. 2025-10-20
    listed $850,000 Active 1145-char remark

    Show marketing remark (1145 chars)

    Welcome to your dream home in the heart of North Conway! This beautiful and expansive property offers the perfect blend of privacy and convenience, nestled on over 2 acres of serene, wooded land while being less than half a mile from the shopping outlets, top-rated restaurants, and world-class ski slopes. Step inside to an open-concept floor plan that’s perfect for entertaining, with vaulted ceilings, abundant natural light, and breathtaking views of the surrounding nature. The main level boasts three spacious bedrooms and three full bathrooms, including a luxurious primary suite. The lower level features a fully equipped in-law apartment, ideal for guests, rental income, or multi-generational living. Enjoy the best of all seasons with easy access to skiing, hiking, and outdoor adventures, while still being just minutes from all the conveniences of town. Whether you're looking for a full-time residence, a vacation home, or an investment opportunity, this property truly has it all. Don’t miss your chance to own a slice of paradise in one of New England’s most sought-after ski towns! Schedule your showing today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $180,000
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$3,995
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − Depreciation: −$23,244
• Taxable income: $67,220
• Est. tax owed @ 24.0%: −$16,133
• After-tax cash flow: $59,807/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in North Conway offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale paint exterior — enhances curb appeal and value
• Rental replace window screens — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal and value ↑
• Rental replace window screens — improves comfort and energy efficiency ↑

ⓘ 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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Conway, NH
• Population (ZIP): 3,780

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 8% Serbian 7% Lithuanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

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: ▼ -25.63%
• Current HPI: 393.4218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.0% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $799,000 PrimeMLS
• 2026-04-21 Price Changed $799,000 PrimeMLS
• 2026-03-17 Price Changed $825,000 PrimeMLS
• 2026-03-17 Price Changed $825,000 PrimeMLS
• 2025-10-20 Listed $850,000 PrimeMLS
• 2025-10-20 Listed $850,000 PrimeMLS