Real Estate Investing in Conway, New Hampshire (03860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 03860 (Conway, NH)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 41.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Conway, NH (03860)?
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Market Analysis: 03860 Conway
The 03860 ZIP covers a section of Conway that demands careful diligence. Prices near $505K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $505K asset, 03860 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NH picture, 03860 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
From an investor standpoint, 3,780 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 03860 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Conway:
Property Strategy for 03860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $382,261 | $1,520 | 2.9% | +9.7% | $191,131 |
| 3BR | $496,257 | $2,090 | 3.0% | +10.6% | $165,419 |
| 4BR | $576,176 | $2,520 | 3.1% | +10.6% | $144,044 |
Market Trends
Home Value History (with trend line)
📊 How Does 03860 Compare?
| Metric | 03860 | Conway | New Hampshire |
|---|---|---|---|
| Home Value | $505,307 | $474,694 | $496,656 |
| 5-Year CAGR | 6.9% | 7.4% | 9.6% |
| Avg Rent | $1,368 | $1,566 | - |
| Cap Rate | 2.1% | 2.6% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 03860 (Conway, NH). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $505,307 |
| Monthly Rent | $1,368 |
| Price-to-Rent | 30.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 03860
Population: 3,780
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 03860
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is Conway in NH worth investing in?
Conway, NH scores 3.0/5 for investability. Home values sit at $505K and rents near $1,368/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are renters plentiful in Conway, NH?
The tenant pool in Conway, NH is solid, supported by local employment and population fundamentals. Rents of $1,368/mo are well-absorbed by the market.
What are rental rates like in Conway, NH?
Rents in Conway, NH run near $1,368/mo. Compared with median home prices of $505K that produces solid gross yields for typical rentals.
Is house hacking profitable in Conway, NH?
For house hackers, Conway, NH is a challenging. The $1,368/mo rent on a unit helps defray the mortgage on a $505K property.
Are there empty rentals in Conway, NH?
Vacancy risk in Conway, NH is elevated. That supports stable cash flow for typical rental holds.
You know 03860 now. You don’t know where it ranks.
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