96 Elm St · Whitefield, NH 03598

$299,900

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 42 Days on market

Built 1900 10,018 sqft lot $162/sqft · 22% above area Est $246k · 22% over

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Why this score? — see what drove the C- 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 +20.8/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

Key facts

• Ample basement space
• Bonus room
• Updated bathrooms

Tags

• AMPLE BASEMENT SPACE
• INCREDIBLE MOUNTAIN VIEWS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• BONUS ROOM
• TOWN WATER

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water (metered); Public sewer; Electric with circuit breaker(s); No internet listed
• Home design: New Englander architectural style; Existing structure; Faces public roadway
• Construction: Wood frame construction with wood siding; Shingle (asphalt) roof; Built in 1900
• Exterior features: City lot that is level; Paved driveway; Paved public road frontage

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heat with hot water radiators
• Interior features: Eight total rooms; Unfinished basement with dirt floor and interior stairs

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#41 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• White Mountain Regional School District (rural): math 26% / reading 42% proficiency, ranked #80 of 98 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $95k; list at $300k implies a 216% 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 $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $245,544
• List price: $299,900
• Delta: 22.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Littleton Rd	0.51mi	4/2.0	1,890 (+2%)	7mo	$310,000	$164	67
80 Mirror Lake Rd	0.49mi	3/2.0 (-1)	1,720 (-7%)	2mo	$500,000	$291	58
13 Jefferson Rd	0.43mi	3/2.0 (-1)	1,769 (-5%)	14mo	$68,700	$39	56
16 Maple St	0.43mi	4/1.0	1,742 (-6%)	16mo	$125,000	$72	52
51 Whispering Pines Dr	0.44mi	3/2.0 (-1)	2,082 (+12%)	13mo	$609,000	$293	44

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: 28.5%
• Equity multiple: 3.26×
• Total profit: $189,470
• Equity at exit: $270,174

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $537,337
• Equity at exit: $582,640

Cash invested: $83,972 (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 03598

• Home prices YoY: 15.3%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $411

Break-even live

Break-even rent $2,480

Max offer price $299,900

Occupancy floor 81%

Sensitivity live

Price	-10% $581	-5% $496	+0% $411	+5% $326	+10% $241
Rent	-10% $174	-5% $292	+0% $411	+5% $529	+10% $648
Rate	-1.0pp $562	-0.5pp $487	base $411	+0.5pp $333	+1.0pp $254

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Myrtle St Whitefield, NH	3.0	2.5	2400	$3,000	$1.25	44d	1	0.55mi

Listing history 21 events

1. 2026-06-21
   days on market $299,900 Active 42 DOM
2. 2026-06-18
   days on market $299,900 Active 40 DOM
3. 2026-06-17
   days on market $299,900 Active 39 DOM
4. 2026-06-16
   days on market $299,900 Active 38 DOM
5. 2026-06-15
   days on market $299,900 Active 37 DOM
6. 2026-06-13
   days on market $299,900 Active 35 DOM
7. 2026-06-12
   days on market $299,900 Active 34 DOM
8. 2026-06-09
   days on market $299,900 Active 31 DOM
9. 2026-06-08
   days on market $299,900 Active 30 DOM
10. 2026-06-07
    days on market $299,900 Active 29 DOM
11. 2026-06-07
    days on market $299,900 Active 28 DOM
12. 2026-06-02
    days on market $299,900 Active 24 DOM
13. 2026-06-01
    days on market $299,900 Active 23 DOM
14. 2026-05-31
    days on market $299,900 Active 22 DOM
15. 2026-05-09
    listed $299,900 Active 820-char remark
16. 2025-09-15
    soldstatus $95,000 Closed 190-char remark

    Show marketing remark (190 chars)

    7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

17. 2025-09-05
    status Pending 190-char remark

    Show marketing remark (190 chars)

    7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

18. 2025-08-19
    status Active 190-char remark

    Show marketing remark (190 chars)

    7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

19. 2025-08-08
    status Pending 190-char remark

    Show marketing remark (190 chars)

    7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

20. 2025-07-28
    listed $104,900 Active 190-char remark

    Show marketing remark (190 chars)

    7 room, 4 bedroom, 2 bath home featuring 1856 feet of living space on 2 levels plus a finished attic. Unfinished basement. House is in need of work inside and out. Located on a 0.23 acre lot

21. 2017-08-09
    price $109,900

ⓘ 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: $3,139 · $262/mo
• Projected year-2 tax: $4,838 · $403/mo
• Expected delta: +$1,699/yr (+$142/mo · 54.1%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $36,000
• − Mortgage interest: −$16,799
• − Property taxes: −$3,139
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,724
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $4,910/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: White Mountain Regional School District
• NCES district ID: 3307050
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $47,902
• Composite: 29.26/100
• National rank: #6563
• State rank: #80 of 98 in NH

Livability — Whitefield

• Score: 71/100
• State rank: #41
• US rank: #6652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitefield, NH
• Population (ZIP): 3,439

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 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 14% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 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: ▲ 51.55%
• Current HPI: 388.9552
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+172.9% since first listed

7 events — show timeline

• 2026-05-09 Listed $299,900 PrimeMLS
• 2025-09-15 Sold (MLS) $95,000 PrimeMLS
• 2025-09-05 Pending — PrimeMLS
• 2025-08-19 Relisted — PrimeMLS
• 2025-08-08 Pending — PrimeMLS
• 2025-07-28 Listed $104,900 PrimeMLS
• 2017-08-09 Price Changed $109,900 PrimeMLS

Property tax history

+1.8%/yr

Latest (2024): $3,139 · +12.1% YoY. Source: county tax records.