159 Main St · Wakefield, NH 03887

$170,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 1 Days on market

Built 1900 6,534 sqft lot

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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 +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Cute as a button! This 2 bedroom antique cape is just waiting for it's new owner to call it home. Home has 2 bedrooms on the second floor but you could easily have a third on the first floor. The 3 season wrap around porch is so relaxing to sit and enjoy the views. This home is perfect for first time buyers for someone who is looking to downsize. 10 minutes from the area beach and so close to many lakes for summer fun! Home will not go FHA or USDA financing. * Seller will offer up to $5,000 to buyer for closing costs and prepaids *

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: 2-car garage; Dirt driveway
• Utilities: Dug well water; Holding tank sewer; 100 amp electric service; High-speed internet available; Other utilities available
• Home design: Cape-style home; Existing property; Built in 1900
• Construction: Wood siding; Shingle (architectural) roof
• Exterior features: Corner lot; Paved public road frontage (approximately 115 ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 6 total rooms; Unfinished concrete basement with walkout access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wakefield School District (rural): math 22% / reading 25% proficiency, ranked #94 of 98 in NH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 3.42×
• Total profit: $115,363
• Equity at exit: $153,149

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $322,005
• Equity at exit: $330,273

Cash invested: $47,600 (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 03887

• Home prices YoY: 27.2%
• Active inventory: 15
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$71
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $357

Break-even live

Break-even rent $1,567

Max offer price $170,000

Occupancy floor 77%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   status $170,000 Coming Soon 1 DOM
2. 2026-06-18
   remarks 595-char remark
3. 2026-06-18
   listed $170,000 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: $1,802 · $150/mo
• Projected year-2 tax: $2,754 · $230/mo
• Expected delta: +$952/yr (+$79/mo · 52.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $24,216
• − Mortgage interest: −$9,523
• − Property taxes: −$1,802
• − Insurance: −$2,352
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$4,945
• Taxable income: $1,719
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $3,866/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: Wakefield School District
• NCES district ID: 3306780
• Math proficiency: 22% ▼ -24.00%
• Reading proficiency: 25% ▼ -19.00%
• Median HH income: $49,547
• Composite: 20.76/100
• National rank: #8516
• State rank: #94 of 98 in NH

Livability — Wakefield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Union, NH
• Population (ZIP): 2,007

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Lithuanian 12% Romanian 2% Slovak 2%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 113.76%
• Current HPI: 532.4284
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.3% since first listed

7 events — show timeline

• 2026-06-17 Listed $170,000 PrimeMLS
• 2021-06-23 Sold (MLS) $148,000 PrimeMLS
• 2021-06-22 Sold (Public Records) $148,000 Public Records
• 2021-06-10 Pending — PrimeMLS
• 2021-05-04 Contingent — PrimeMLS
• 2021-04-26 Price Changed $154,900 PrimeMLS
• 2021-04-15 Listed $159,900 PrimeMLS

Property tax history

+2.5%/yr

Latest (2025): $1,802 · +15.8% YoY. Source: county tax records.