104 Summer St · Claremont, NH 03743

$265,000

5 bd · 2.0 ba · 2,293 sqft · MultiFamily public records · 63 Days on market

Built 1930 9,147 sqft lot $116/sqft · 28% above area Est $207k · 28% over

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the heart of downtown Claremont, this duplex sits on a level, corner, city lot. Each unit features three bedrooms and one bath. Both units are currently occupied and offer separate electric meters and a newer roof as of 2023, for added convenience. Ideally situated close to shopping, restaurants, and the many outdoor attractions that the Sugar Region has to offer. .. .Making this a great opportunity for investors!

Key facts

• 9,147 sq ft lot
• Built 1930
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $585/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.2% in Claremont — 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 69/100 on livability (#50 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, schools D-, amenities F.
• Claremont School District (town): math 24% / reading 35% proficiency, ranked #85 of 98 in NH (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).
• At $3,891/mo this rent would consume 78% of the median local household income ($60k/yr) (locally 642% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $534 appreciation (0.2% local appreciation)).
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $207,443
• List price: $265,000
• Delta: 27.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Pleasant St	0.24mi	5/3.0	2,268 (-1%)	3mo	$215,000	$95	81
184 Sullivan St	0.42mi	5/2.0	2,250 (-2%)	9mo	$195,000	$87	70
65 Myrtle St	0.16mi	4/2.0 (-1)	2,128 (-7%)	18mo	$230,000	$108	61
9 High St	0.52mi	4/3.0 (-1)	2,307 (+1%)	9mo	$205,000	$89	58
69 Tremont St	0.54mi	5/3.0	2,140 (-7%)	9mo	$225,000	$105	52
110 Lafayette St	0.68mi	6/2.0 (+1)	2,160 (-6%)	2mo	$300,000	$139	52
62 Pearl St	0.26mi	6/3.0 (+1)	2,549 (+11%)	14mo	$260,000	$102	49
126 North St	0.59mi	4/2.0 (-1)	2,166 (-6%)	17mo	$240,000	$111	44
3 Schmitt St	0.57mi	5/2.0	2,558 (+12%)	16mo	$250,000	$98	40

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

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.94×
• Total profit: $69,382
• Equity at exit: $79,630

10-year hold

• IRR: 23.2%
• Equity multiple: 3.62×
• Total profit: $194,417
• Equity at exit: $97,886

Cash invested: $74,200 (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 03743

• Home prices YoY: 0.1%
• Active inventory: 58
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,891 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$404 /mo · $4,847/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $1,170

Break-even live

Break-even rent $2,410

Max offer price $265,000

Occupancy floor 65%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,890
Total (2 units)			$3,891

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Schmitt St Claremont, NH	4.0	2.0	3300	$2,600	$0.79	43d	1	0.59mi

Listing history 23 events

1. 2026-06-19
   days on market $265,000 Active 63 DOM
2. 2026-06-18
   days on market $265,000 Active 62 DOM
3. 2026-06-17
   days on market $265,000 Active 61 DOM
4. 2026-06-16
   days on market $265,000 Active 60 DOM
5. 2026-06-15
   days on market $265,000 Active 59 DOM
6. 2026-06-14
   days on market $265,000 Active 57 DOM
7. 2026-06-12
   days on market $265,000 Active 56 DOM
8. 2026-06-09
   days on market $265,000 Active 53 DOM
9. 2026-06-08
   days on market $265,000 Active 52 DOM
10. 2026-06-07
    days on market $265,000 Active 51 DOM
11. 2026-06-05
    days on market $265,000 Active 48 DOM
12. 2026-06-03
    days on market $265,000 Active 47 DOM
13. 2026-06-02
    days on market $265,000 Active 46 DOM
14. 2026-06-01
    days on market $265,000 Active 45 DOM
15. 2026-05-31
    days on market $265,000 Active 44 DOM
16. 2026-05-30
    days on market $265,000 Active 43 DOM
17. 2026-04-17
    listed $265,000 Active 428-char remark

    Show marketing remark (428 chars)

    Located in the heart of downtown Claremont, this duplex sits on a level, corner, city lot. Each unit features three bedrooms and one bath. Both units are currently occupied and offer separate electric meters and a newer roof as of 2023, for added convenience. Ideally situated close to shopping, restaurants, and the many outdoor attractions that the Sugar Region has to offer. .. .Making this a great opportunity for investors!

18. 2026-04-07
    historical $265,000 428-char remark

    Show marketing remark (428 chars)

    Located in the heart of downtown Claremont, this duplex sits on a level, corner, city lot. Each unit features three bedrooms and one bath. Both units are currently occupied and offer separate electric meters and a newer roof as of 2023, for added convenience. Ideally situated close to shopping, restaurants, and the many outdoor attractions that the Sugar Region has to offer. .. .Making this a great opportunity for investors!

19. 2024-08-16
    soldstatus $245,000 Closed 618-char remark

    Show marketing remark (618 chars)

    Presenting an exceptional investment opportunity: this duplex in Claremont. Each of the two, well-maintained units features three bedrooms and one bathroom. Both units are currently occupied, with separate electric meters in place for added convenience. The roof was replaced in 2023. Situated conveniently near shopping, dining, and entertainment options in downtown Claremont, this property offers a convenient location. Close proximity to Monadnock Park, Claremont Opera House, and the serene Sugar River. This property represents an affordable yet compelling opportunity for investors. Owner is a licensed realtor.

20. 2024-08-16
    soldstatus $245,000

    Show marketing remark (618 chars)

    Presenting an exceptional investment opportunity: this duplex in Claremont. Each of the two, well-maintained units features three bedrooms and one bathroom. Both units are currently occupied, with separate electric meters in place for added convenience. The roof was replaced in 2023. Situated conveniently near shopping, dining, and entertainment options in downtown Claremont, this property offers a convenient location. Close proximity to Monadnock Park, Claremont Opera House, and the serene Sugar River. This property represents an affordable yet compelling opportunity for investors. Owner is a licensed realtor.

21. 2024-06-26
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Presenting an exceptional investment opportunity: this duplex in Claremont. Each of the two, well-maintained units features three bedrooms and one bathroom. Both units are currently occupied, with separate electric meters in place for added convenience. The roof was replaced in 2023. Situated conveniently near shopping, dining, and entertainment options in downtown Claremont, this property offers a convenient location. Close proximity to Monadnock Park, Claremont Opera House, and the serene Sugar River. This property represents an affordable yet compelling opportunity for investors. Owner is a licensed realtor.

22. 2024-06-16
    listed $245,000 Active 618-char remark

    Show marketing remark (618 chars)

    Presenting an exceptional investment opportunity: this duplex in Claremont. Each of the two, well-maintained units features three bedrooms and one bathroom. Both units are currently occupied, with separate electric meters in place for added convenience. The roof was replaced in 2023. Situated conveniently near shopping, dining, and entertainment options in downtown Claremont, this property offers a convenient location. Close proximity to Monadnock Park, Claremont Opera House, and the serene Sugar River. This property represents an affordable yet compelling opportunity for investors. Owner is a licensed realtor.

23. 2022-05-20
    soldstatus $192,000

ⓘ 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: $4,847 · $404/mo
• Projected year-2 tax: $5,312 · $443/mo
• Expected delta: +$465/yr (+$39/mo · 9.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $46,692
• − Mortgage interest: −$14,844
• − Property taxes: −$4,847
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,735
• − Management: −$3,735
• − Depreciation: −$7,709
• Taxable income: $10,496
• Est. tax owed @ 24.0%: −$2,519
• After-tax cash flow: $11,519/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: Claremont School District
• NCES district ID: 3302340
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,285
• Composite: 25.11/100
• National rank: #7528
• State rank: #85 of 98 in NH

Livability — Claremont

• Score: 69/100
• State rank: #50
• US rank: #8815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claremont, NH
• County: Sullivan County · 16,826 people
• City population: 13,704
• Metro: Lebanon, NH-VT
• Population (ZIP): 13,704
• Household income: $59,625
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 642.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 0.20%
• Current HPI: 337.0004
• Rent YoY: —
• Metro: Lebanon, NH-VT
• State GDP YoY: —
• F500 in state: 0

Price history

+38.0% since first listed

7 events — show timeline

• 2026-04-17 Listed $265,000 PrimeMLS
• 2026-04-07 Coming Soon $265,000 PrimeMLS
• 2024-08-16 Sold (Public Records) $245,000 Public Records
• 2024-08-16 Sold (MLS) $245,000 PrimeMLS
• 2024-06-26 Pending — PrimeMLS
• 2024-06-16 Listed $245,000 PrimeMLS
• 2022-05-20 Sold (Public Records) $192,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,847 · +4.4% YoY. Source: county tax records.