Rare Lakes Region 16 Acre Flip Opportunity
This property MUST be closed on by Wednesday, July 22, 2026. First dibs, sight unseen offers accepted until Thursday, July 16 @ 4PM. Walkthrough will be held Friday, July 17 @ 10AM. Offer accepted by 2PM Friday & EMD by EOD. Title is already pulled and has clear to close. Please do NOT go to the property. If you have any further questions or have interest in this property, please reach out and we’ll be in touch.
Reach out to (603) 513-2941 for address and to RSVP
The Opportunity
Investors, take note. This is not a tight suburban track home with thin margins. This is a rare 16-acre private parcel offering panoramic, unobstructed mountain views in the red-hot Lakes Region.
The current structural layout features 3 bedrooms, 1.5 bathrooms, and 1,440 square feet of primary living space (plus a massive, full footprint unfinished DRY basement ready for square-footage optimization). While this home would renovate great as is, the forced-equity play here is clear and highly profitable: deploy a medium-to-heavy rehab to expand the upstairs half-bath into a ¾ or full primary bath, wall off a dedicated bonus room and overhaul the core cosmetics. By transforming this property into a modern 3-4BR/2BA private homestead estate, you completely distance your finished product from the regional inventory.
This property is “on assignment.” The original buyer (assignor) transfers their purchase contract to a new buyer (assignee) before closing, who then completes the purchase directly with the seller.
The Process: The investor puts a property under contract, then finds a new buyer to take it over via an assignment agreement.
The Fee: The new buyer pays an assignment fee, then steps in to complete the purchase at closing.
The Property: 1.75-Story Cape Cod built in 1992.
Footprint: 3 Bedrooms, 1.5 Bathrooms, 1,440 sq. ft. of finished above-grade space. Full basement and 2 car attached garage (not included in sq. ft.)
The Parcel: 16 highly private, "L-shaped" acres with mountain views and 250 feet of road frontage.
Asset Profile: High-privacy residential compound or premium mountain homestead geared toward out-of-state vacationers, premium rental investors, or local families. Potential for subdividing
The Analysis
1. After Repair Value (ARV) Projections
The premium segment of the local Carroll County market demonstrates strong price support for move-in ready properties featuring acreage and modern configurations:
ARV Base Comps
209 Green Mountain Rd, Effingham: 3-bed, 2-bath Cape on 3.36 acres sold for $595,000 (October 2025). Direct street comp validating the upper-tier ceiling.
225 Pine River Path, Effingham: 3-bed, 2-bath on 2+ acres sold for $510,000 (April 2026).
Non ARV Base comp
21 Barrington Cir, Center Ossipee: 3-bed, 2-bath on 2,035 sq. ft. sold for $460,000 (April 2026). Sold homes without land assets or modern finishings.
2. Localized Renovation Cost Projections
The defined scope for this asset includes: Paint/flooring throughout, full kitchen remodel, structural back deck repair, converting the upstairs half-bath into a full bath by adding a shower, enclosing existing upstairs bonus space into an additional bonus room/bedroom, and a comprehensive basement cleaning.
This specific scope places the project into a Med Rehab tier and includes additional sq. ft. like bonus room and basement additions and adding shower to ½ bath (~$45 - $60 / sq. ft. blended).
3. High-Impact Value-Add Strategies
A. The 4-Bed, 2-Bath Structural "Tier Jump"
In New England, Cape Cods with only one tub/shower face a strict valuation ceiling. By adding a shower to the upstairs half-bath and utilizing the unfinished/bonus attic space to frame a formal bonus room/office, you completely alter the buying demographic. This configuration unlocks access to FHA/VA family buyers and high-end second-home vacationers, single-handedly driving your exit value into the mid-high $500Ks.
B. Embracing the "L-Shape" Layout (The Private Homestead)
Effingham’s RA/RU zoning requires a minimum of 200 feet of road frontage per lot. Because this lot possesses 250 feet of frontage before extending backwards and to the right, a traditional lot split would need a variance by town ZBA. Town is already open to the concept.
The Strategy: Lean heavily into a "turnkey recreational compound". Instead of dealing with zoning, clear a light UTV or walking trail into your back acreage. Vacation-home buyers in the Lakes and White Mountain markets pay immense emotional premiums for 16 private acres set up for ATVs, hunting, or snowmobiling. Same with homestead buyers.
ARV Targets
Ultra-Conservative ARV Floor:$510,000 - $525,000
Assumes a standard, clean light/medium rehab executed strictly within the existing 3-bed, 1.5-bath blueprint. Add shower to upstairs bathroom to increase ARV over $525kTarget Value-Add ARV:$565,000 - $585,000
Achieved by converting the layout into a highly desirable 4-bedroom, 2-full-bath configuration. Could utilize full basement space for more value add opportunity.
The Details
3 bed | 1.5 bath | 1,440 sq ft | 16 acres | 1992 build
CASH Purchase Only:
Starting Bid: $299,000
(Includes payoff, any liens, cash to seller, and assignment fee)
Closing Date: 7/22/26
Est Rehab Level: Medium
Title Report: Clear to Close
Give us a call for more information…
The Location
Located in Effingham, NH
Rare 16 Acre Flip Opportunity in NH's Lakes Region.
