20 High St · Colebrook, NH 03576

$89,900

4 bd · 3.0 ba · 1,677 sqft · Other public records · 64 Days on market

Built 1900 0.69 ac lot $54/sqft · 59% below area ↓ 19% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Rare opportunity to restore and reimagine this spacious property currently configured as a three-unit, with the flexibility to convert back into a large single-family residence. Whether you're an investor, contractor, or ambitious homeowner, this is your chance to bring your vision to life. Set in an elevated location overlooking the town, the property offers scenic mountain views that add long-term value and appeal. Connected to public utilities, it provides a solid starting point for a full-scale renovation. This property requires a complete rehab and is being sold as-is. A true handyman special, it presents strong upside potential for rental income, resale, or a stunning primary residence. The generous layout, multiple entrances, and existing unit separation create endless possibilities for redevelopment. Conveniently located near local amenities while offering a more private, scenic setting, this is a rare find for those ready to build equity and capitalize on its potential.

Key facts

• 0.69 acre lot
• Built 1900
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $90k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.74% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.60%
• DSCR: 2.18
• GRM: 4.8

CMA / ARV

• ARV (median comp): $207,073
• List price: $89,900
• Delta: -51.76%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 44.4%
• Equity multiple: 4.36×
• Total profit: $84,562
• Equity at exit: $80,989

10-year hold

• IRR: 38.5%
• Equity multiple: 9.79×
• Total profit: $221,190
• Equity at exit: $174,656

Cash invested: $25,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$171 /mo · $2,048/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $558

Break-even live

Break-even rent $860

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $609	-5% $583	+0% $558	+5% $533	+10% $507
Rent	-10% $434	-5% $496	+0% $558	+5% $620	+10% $682
Rate	-1.0pp $603	-0.5pp $581	base $558	+0.5pp $535	+1.0pp $511

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $89,900 Active 64 DOM
2. 2026-06-18
   days on market $89,900 Active 62 DOM
3. 2026-06-17
   days on market $89,900 Active 61 DOM
4. 2026-06-17
   price $89,900 Active 60 DOM
5. 2026-06-16
   days on market $99,900 Active 60 DOM
6. 2026-06-15
   days on market $99,900 Active 59 DOM
7. 2026-06-13
   days on market $99,900 Active 57 DOM
8. 2026-06-12
   days on market $99,900 Active 56 DOM
9. 2026-06-09
   days on market $99,900 Active 53 DOM
10. 2026-06-08
    days on market $99,900 Active 52 DOM
11. 2026-06-07
    days on market $99,900 Active 51 DOM
12. 2026-06-07
    days on market $99,900 Active 50 DOM
13. 2026-06-04
    days on market $99,900 Active 47 DOM
14. 2026-06-02
    days on market $99,900 Active 46 DOM
15. 2026-06-01
    days on market $99,900 Active 45 DOM
16. 2026-05-31
    days on market $99,900 Active 44 DOM
17. 2026-05-14
    price $99,900 993-char remark

    Show marketing remark (993 chars)

    Rare opportunity to restore and reimagine this spacious property currently configured as a three-unit, with the flexibility to convert back into a large single-family residence. Whether you're an investor, contractor, or ambitious homeowner, this is your chance to bring your vision to life. Set in an elevated location overlooking the town, the property offers scenic mountain views that add long-term value and appeal. Connected to public utilities, it provides a solid starting point for a full-scale renovation. This property requires a complete rehab and is being sold as-is. A true handyman special, it presents strong upside potential for rental income, resale, or a stunning primary residence. The generous layout, multiple entrances, and existing unit separation create endless possibilities for redevelopment. Conveniently located near local amenities while offering a more private, scenic setting, this is a rare find for those ready to build equity and capitalize on its potential.

18. 2026-04-16
    listed $119,900 Active 993-char remark

    Show marketing remark (993 chars)

    Rare opportunity to restore and reimagine this spacious property currently configured as a three-unit, with the flexibility to convert back into a large single-family residence. Whether you're an investor, contractor, or ambitious homeowner, this is your chance to bring your vision to life. Set in an elevated location overlooking the town, the property offers scenic mountain views that add long-term value and appeal. Connected to public utilities, it provides a solid starting point for a full-scale renovation. This property requires a complete rehab and is being sold as-is. A true handyman special, it presents strong upside potential for rental income, resale, or a stunning primary residence. The generous layout, multiple entrances, and existing unit separation create endless possibilities for redevelopment. Conveniently located near local amenities while offering a more private, scenic setting, this is a rare find for those ready to build equity and capitalize on its potential.

19. 2018-06-22
    soldstatus $18,533
20. 2018-06-20
    soldstatus $18,500 Closed 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

21. 2018-05-26
    status Pending 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

22. 2018-03-21
    status Active 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

23. 2018-03-01
    historical 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

24. 2017-12-05
    status Active 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

25. 2017-11-02
    historical Active with Contract 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

26. 2017-09-07
    listed $24,900 Active 259-char remark

    Show marketing remark (259 chars)

    4876C. Instant equity!! Flippers or investment buyers look here. 3 unit building located on town maintained road. Walking distance to Town and amenities. Nice corner lot, off street parking. Has had some updates, but in need of rehab. Won't last at this price

27. 2010-05-11
    soldstatus $100,000
28. 2007-09-11
    soldstatus $123,000

ⓘ 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: $2,048 · $171/mo
• Projected year-2 tax: $2,048 · $171/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 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥86°F today · 18 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: $18,799
• − Mortgage interest: −$5,036
• − Property taxes: −$2,048
• − Insurance: −$450
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$2,615
• Taxable income: $5,642
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,342/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

-18.8% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $99,900 PrimeMLS
• 2026-04-16 Listed $119,900 PrimeMLS
• 2018-06-22 Sold (Public Records) $18,533 Public Records
• 2018-06-20 Sold (MLS) $18,500 PrimeMLS
• 2018-05-26 Pending — PrimeMLS
• 2018-03-21 Relisted — PrimeMLS
• 2018-03-01 Delisted — PrimeMLS
• 2017-12-05 Relisted — PrimeMLS
• 2017-11-02 Contingent — PrimeMLS
• 2017-09-07 Listed $24,900 PrimeMLS
• 2010-05-11 Sold (Public Records) $100,000 Public Records
• 2007-09-11 Sold (Public Records) $123,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,048 · +171.3% YoY. Source: county tax records.