38 High St · Colebrook, NH 03576

$139,000

4 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 3 Days on market

Built 1895 10,018 sqft lot ↓ 5% since listing

---

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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 38 High Street in West Stewartstown, New Hampshire, a spacious 4+ bedroom home offering plenty of room for family, guests, or a growing household. Conveniently located in the heart of West Stewartstown, this property combines small-town charm with easy access to the outdoor recreation that makes the North Country such a desirable place to live and visit. The main level features a large eat-in kitchen with plenty of space for gatherings, a separate dining room, comfortable living room, two bedrooms, a full bathroom, and a dedicated laundry room, providing the convenience of first-floor living. Upstairs you'll find two additional bedrooms along with a bonus room that could easily b

Key facts

• Large eat-in kitchen
• Nearby trail access
• Covered entry area

Tags

• LARGE EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• LARGE ENCLOSED SUN PORCH
• COVERED ENTRY AREA
• NEARBY TRAIL ACCESS

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Shared gravel driveway
• Utilities: Public water; Public sewer; 100 amp service with circuit breaker(s); High-speed internet available; Cable available; Telephone available
• Home design: Cape-style home; Existing construction; Tan exterior; Metal roof; Originally built in 1895
• Construction: Wood frame construction; Metal roof; Built in 1895
• Exterior features: Level to slightly sloping lot with mountain and open views; Near trails, snowmobile and ATV trails; In-town location; Trail/near trail access; Common/shared gravel driveway

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on main level; Two bedrooms on second level; Additional room on second level (listed as Other)
• Bathrooms: One full bathroom
• Heating & cooling: Oil heat; Hot air heating
• Interior features: 8 total rooms; Full unfinished basement with interior and exterior access, concrete floor, dirt floor areas, bulkhead, interior stairs, storage space, and a sump pump
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 9.2% vs local median 3.6% in Colebrook — 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 71/100 on livability (#43 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Colebrook School District (rural): math 30% / reading 45% proficiency, ranked #144 of 171 in NH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $283,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Monadnock St	0.32mi	3/1.5 (-1)	1,758 (-7%)	22mo	$249,500	$142	48
7 Sunset Dr	0.49mi	3/1.5 (-1)	1,691 (-10%)	11mo	$320,000	$189	44
57 Colby St	0.45mi	4/2.5	2,161 (+14%)	8mo	$325,000	$150	42
48 Corliss Ln	0.70mi	4/1.5	2,109 (+12%)	19mo	$250,000	$119	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.51×
• Total profit: $97,506
• Equity at exit: $125,222

10-year hold

• IRR: 27.6%
• Equity multiple: 7.94×
• Total profit: $270,041
• Equity at exit: $270,046

Cash invested: $38,920 (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 03576

• Home prices YoY: 25.2%
• Active inventory: 81
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $342

Break-even live

Break-even rent $1,200

Max offer price $139,000

Occupancy floor 74%

Sensitivity live

Price	-10% $421	-5% $381	+0% $342	+5% $303	+10% $263
Rent	-10% $213	-5% $278	+0% $342	+5% $407	+10% $471
Rate	-1.0pp $412	-0.5pp $377	base $342	+0.5pp $306	+1.0pp $269

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $139,000 Active 3 DOM
2. 2026-06-21
   days on market $139,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $139,000 Active 1 DOM

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$547/yr (+$46/mo · 28.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $19,600
• − Mortgage interest: −$7,786
• − Property taxes: −$1,937
• − Insurance: −$695
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,044
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,624/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: Colebrook School District
• NCES district ID: 3302400
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $40,800
• Composite: 34.04/100
• National rank: #10302
• State rank: #144 of 171 in NH

Livability — Colebrook

• Score: 71/100
• State rank: #43
• US rank: #6943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colebrook, NH
• Population (ZIP): 2,740

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 11% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.27%
• Current HPI: 309.5893
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.8% since first listed

2 events — show timeline

• 2026-06-18 Listed $139,000 PrimeMLS
• 2023-11-14 Sold (Public Records) $146,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,937 · +8.9% YoY. Source: county tax records.