715 N Groton Rd · Plymouth, NH 03241

$185,000

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 283 Days on market

Built 1972 3.80 ac lot $142/sqft · 51% below area Est $320k · 42% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

Key facts

• Private wooded acres
• 3.8 acre lot
• Built 1972

Tags

• PRIVATE WOODED ACRES
• ELECTRIC ALREADY IN PLACE
• WOODED COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.3% 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.
• Newfound Area School District (rural): math 35% / reading 48% proficiency, ranked #61 of 98 in NH (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.58% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $319,856
• List price: $185,000
• Delta: -42.16%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 N Groton Rd	0.55mi	3/2.0	1,444 (+11%)	6mo	$520,000	$360	48
177 Brock Ln	0.64mi	2/1.0 (-1)	1,152 (-12%)	8mo	$330,000	$286	39

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

Projected returns pro-forma

-0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.14×
• Total profit: $58,808
• Equity at exit: $47,314

10-year hold

• IRR: 29.1%
• Equity multiple: 4.08×
• Total profit: $159,325
• Equity at exit: $51,984

Cash invested: $51,800 (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 03241

• Home prices YoY: -0.2%
• Active inventory: 13
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,916 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,103

Break-even live

Break-even rent $1,520

Max offer price $185,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,208	-5% $1,155	+0% $1,103	+5% $1,051	+10% $998
Rent	-10% $873	-5% $988	+0% $1,103	+5% $1,218	+10% $1,333
Rate	-1.0pp $1,196	-0.5pp $1,150	base $1,103	+0.5pp $1,055	+1.0pp $1,006

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $185,000 Active 283 DOM
2. 2026-06-21
   days on market $185,000 Active 282 DOM
3. 2026-06-18
   days on market $185,000 Active 280 DOM
4. 2026-06-17
   days on market $185,000 Active 279 DOM
5. 2026-06-16
   days on market $185,000 Active 278 DOM
6. 2026-06-15
   days on market $185,000 Active 277 DOM
7. 2026-06-13
   days on market $185,000 Active 275 DOM
8. 2026-06-12
   days on market $185,000 Active 274 DOM
9. 2026-06-09
   days on market $185,000 Active 271 DOM
10. 2026-06-08
    days on market $185,000 Active 270 DOM
11. 2026-06-07
    days on market $185,000 Active 269 DOM
12. 2026-06-07
    pricedays on market $185,000 Active 268 DOM
13. 2026-06-04
    days on market $199,999 Active 265 DOM
14. 2026-06-02
    days on market $199,999 Active 264 DOM
15. 2026-06-01
    days on market $199,999 Active 263 DOM
16. 2026-05-31
    days on market $199,999 Active 262 DOM
17. 2026-05-05
    price $199,999 986-char remark

    Show marketing remark (986 chars)

    * * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

18. 2026-03-20
    price $215,000 986-char remark

    Show marketing remark (986 chars)

    * * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

19. 2026-01-01
    price $250,000 986-char remark

    Show marketing remark (986 chars)

    * * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

20. 2025-11-08
    price $270,000 986-char remark

    Show marketing remark (986 chars)

    * * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

21. 2025-09-11
    listed $280,000 Active 986-char remark

    Show marketing remark (986 chars)

    * * * MOTIVATED SELLER * * * Looking for a getaway spot, an investment, or the start of your future home? This property in Groton, NH checks all the boxes. Set on 3.8 private, wooded acres, it features a partially finished camp with electric already in place. The structure gives you a solid head start, while the unfinished areas provide flexibility to complete it your way. With no plumbing installed, the camp is ideal for those seeking a rustic retreat, hunting or vacation camp, or a project property with plenty of upside. Investors and builders will also appreciate the potential to develop it further into a year-round home or short-term rental. Located on North Groton Road, the property offers easy access, only 15 minutes to Plymouth, NH, while still giving you the peace and quiet of a wooded country setting. Whether your vision is simple weekend escapes or a bigger long-term plan, this property is full of possibilities. PROPERTY IS BEING CONVEYED "AS IS".

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $2,938 · $245/mo
• Expected delta: +$1,094/yr (+$91/mo · 59.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $34,995
• − Mortgage interest: −$10,363
• − Property taxes: −$1,844
• − Insurance: −$925
• − Repairs & maintenance: −$2,800
• − Management: −$2,800
• − Depreciation: −$5,382
• Taxable income: $10,882
• Est. tax owed @ 24.0%: −$2,612
• After-tax cash flow: $10,623/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: Newfound Area School District
• NCES district ID: 3305220
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $53,994
• Composite: 36.07/100
• National rank: #4766
• State rank: #61 of 98 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): 1,115

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 7% Slovak 6% Italian 5%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -0.70%
• Current HPI: 398.1991
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $199,999 PrimeMLS
• 2026-03-20 Price Changed $215,000 PrimeMLS
• 2026-01-01 Price Changed $250,000 PrimeMLS
• 2025-11-08 Price Changed $270,000 PrimeMLS
• 2025-09-11 Listed $280,000 PrimeMLS

Property tax history

+4.2%/yr

Latest (2025): $1,844 · +57.2% YoY. Source: county tax records.