130 Sunapee St · Newport, NH 03773

$100,000

5 bd · 2.0 ba · 3,205 sqft · Other public records · 126 Days on market

Built 1800 0.32 ac lot ↓ 31% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CIRCA 1800 BRICK COLONIAL WITH 2823 SQ. FT. OF ABOVE GRADE LIVING SPACE W/ 11 ROOMS AND 2 BATHS ON A . 32 ACRE LOT. READY FOR A NEW LIFE. NEEDS TOTAL RENOVATION. IMMEDIATE OCCUPANCY.

Key facts

• 0.32 acre lot
• Built 1800
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.4% in Newport — 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 76/100 on livability (#26 in NH, #3,805 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Newport School District (town): math 10% / reading 21% proficiency, ranked #98 of 98 in NH (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.37% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.81%
• DSCR: 2.82
• GRM: 3.5

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: 37.4%
• Equity multiple: 2.59×
• Total profit: $44,621
• Equity at exit: $14,910

10-year hold

• IRR: 44.0%
• Equity multiple: 5.20×
• Total profit: $117,671
• Equity at exit: $8,646

Cash invested: $28,000 (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 03773

• Home prices YoY: -6.0%
• Active inventory: 70
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,373 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$356 /mo · $4,275/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $952

Break-even live

Break-even rent $1,168

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $100,000 Pending 126 DOM
2. 2026-06-15
   days on market $100,000 Active 126 DOM
3. 2026-06-14
   days on market $100,000 Active 124 DOM
4. 2026-06-12
   days on market $100,000 Active 123 DOM
5. 2026-06-09
   days on market $100,000 Active 120 DOM
6. 2026-06-08
   days on market $100,000 Active 119 DOM
7. 2026-06-07
   days on market $100,000 Active 118 DOM
8. 2026-06-05
   days on market $100,000 Active 115 DOM
9. 2026-06-03
   days on market $100,000 Active 114 DOM
10. 2026-06-02
    days on market $100,000 Active 113 DOM
11. 2026-06-01
    days on market $100,000 Active 112 DOM
12. 2026-05-31
    days on market $100,000 Active 111 DOM
13. 2026-05-30
    days on market $100,000 Active 110 DOM
14. 2026-05-05
    price $100,000 182-char remark

    Show marketing remark (182 chars)

    CIRCA 1800 BRICK COLONIAL WITH 2823 SQ. FT. OF ABOVE GRADE LIVING SPACE W/ 11 ROOMS AND 2 BATHS ON A . 32 ACRE LOT. READY FOR A NEW LIFE. NEEDS TOTAL RENOVATION. IMMEDIATE OCCUPANCY.

15. 2026-02-09
    listed $145,000 Active 182-char remark

    Show marketing remark (182 chars)

    CIRCA 1800 BRICK COLONIAL WITH 2823 SQ. FT. OF ABOVE GRADE LIVING SPACE W/ 11 ROOMS AND 2 BATHS ON A . 32 ACRE LOT. READY FOR A NEW LIFE. NEEDS TOTAL RENOVATION. IMMEDIATE OCCUPANCY.

ⓘ 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: $4,275 · $356/mo
• Projected year-2 tax: $4,275 · $356/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $28,474
• − Mortgage interest: −$5,602
• − Property taxes: −$4,275
• − Insurance: −$500
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$2,909
• Taxable income: $10,633
• Est. tax owed @ 24.0%: −$2,552
• After-tax cash flow: $8,875/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: Newport School District
• NCES district ID: 3305310
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $49,710
• Composite: 14.12/100
• National rank: #9459
• State rank: #98 of 98 in NH

Livability — Newport

• Score: 76/100
• State rank: #26
• US rank: #3805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, NH
• City population: 7,905
• Population (ZIP): 7,905

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 14% Slovak 4% Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.59%
• Current HPI: 352.2789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-31.0% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $100,000 PrimeMLS
• 2026-02-09 Listed $145,000 PrimeMLS

Property tax history

+4.2%/yr

Latest (2025): $4,275 · +3.2% YoY. Source: county tax records.