321 Yona Dr · Farmington, NH 03839

$135,000

3 bd · 1.0 ba · 586 sqft · SingleFamily · 28 Days on market

Built 1988 Fair condition 1.00 ac lot $79/mo HOA · 5% of rent

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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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy Lake Life Without the Lake Life Price Welcome to Baxter Lake Recreation Area, where you can enjoy the best of lake living at an affordable price. This inviting renovated quality Woodland Park Model home at 321 Yona Drive offers filtered lake views and is just a very short walk to the water. Inside, the home features a spacious living room, dining area, and open kitchen, plus an insulated 4 season room with a wall of windows, extra doorway and Jotil gas stove for additional efficient heating that adds extra living space with comfort. The layout includes two small bunk bedrooms on one side and a larger primary bedroom on the other, making it a comfortable getaway for family and guests.

Key facts

• Jotil gas stove
• Full kitchen
• Mooring area

Tags

• INSULATED 4 SEASON ROOM
• JOTIL GAS STOVE
• LARGE SUGAR-SAND BEACH
• MOORING AREA
• YEAR-ROUND CLUBHOUSE
• FULL KITCHEN

Property features AI

Finance

• Other: Located on a private, unpaved/gravel road
• HOA & community: Community amenities include clubhouse, playground, recreation facilities, landscaping, basketball court, beach access/rights, boat slip/dock, docks, locker rooms; Community services include snow removal and trash removal; Master insurance provided

Exterior

• Parking: Gravel driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical; Cable internet; Cable service available; On-site gas and LP/Bottle gas
• Home design: Single-level with addition; Blue exterior
• Construction: Built in 2000; Wood frame with vinyl siding; Metal roof
• Exterior features: Water view of Baxter Lake; Beach access (shared-private)

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Other cooling
• Interior features: 7 total rooms; No basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.3% in Farmington — 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 64/100 on livability (#79 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, schools D, amenities F.
• Farmington School District (rural): math 20% / reading 36% proficiency, ranked #86 of 98 in NH (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,975 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.27% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 6.6

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $21
• Equity at exit: $20,129

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $28,421
• Equity at exit: $11,672

Cash invested: $37,800 (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 03839

• Home prices YoY: -6.4%
• Active inventory: 26
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$79
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $343

Break-even live

Break-even rent $1,281

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: watergas

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 28 DOM
2. 2026-06-17
   days on market $135,000 Active 27 DOM
3. 2026-06-16
   days on market $135,000 Active 26 DOM
4. 2026-06-15
   days on market $135,000 Active 25 DOM
5. 2026-06-13
   days on market $135,000 Active 23 DOM
6. 2026-06-13
   days on market $135,000 Active 22 DOM
7. 2026-06-09
   days on market $135,000 Active 19 DOM
8. 2026-06-08
   days on market $135,000 Active 18 DOM
9. 2026-06-07
   days on market $135,000 Active 17 DOM
10. 2026-06-04
    days on market $135,000 Active 14 DOM
11. 2026-06-03
    days on market $135,000 Active 13 DOM
12. 2026-06-02
    days on market $135,000 Active 12 DOM
13. 2026-06-01
    days on market $135,000 Active 11 DOM
14. 2026-05-31
    days on market $135,000 Active 10 DOM
15. 2026-05-21
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,576
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$948
• − Depreciation: −$3,927
• Taxable income: $2,147
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,596/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

Fair 45/100 Cosmetic rehab

This home offers a good starting point for a cosmetic renovation, with potential for significant value increase through updates to the kitchen and exterior.

Repairs flagged

• Major roof — visible wear
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets — modernizing kitchen
• Both paint exterior — enhances curb appeal
• Both landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing kitchen ↑
• Both paint exterior — enhances curb appeal ↑
• Both landscaping — improves curb appeal and enhances property 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: Farmington School District
• NCES district ID: 3303000
• Math proficiency: 20% ▼ -8.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,860
• Composite: 24.76/100
• National rank: #7602
• State rank: #86 of 98 in NH

Livability — Farmington

• Score: 64/100
• State rank: #79
• US rank: #13784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,804
• Population (ZIP): 4,150

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 15% Slovak 7% Italian 4%
• Foreign-born: 3% · South Korea, China
• Languages at home: 97% English-only · Spanish 1% Korean 1%

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.61%
• Current HPI: 358.5647
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-21 Listed $135,000 PrimeMLS