123 Agassiz St · Bethlehem, NH 03574

$450,000

6 bd · 4.0 ba · 2,426 sqft · MultiFamily public records · 80 Days on market

Built 1900 7,405 sqft lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 80 days

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; 100 amp electrical service; 1500+ gallon sewer (septic); DSL and high-speed internet available; Cable available
• Home design: Multi-family building; Existing construction; Built in 1900
• Construction: Vinyl siding; Metal roof; Foundation details not specified
• Exterior features: Corner lot; Paved driveway; Paved public road frontage

Interior

• Bedrooms: Four total units: two 1-bedroom units and two 2-bedroom units
• Heating & cooling: Propane heating with baseboard units; No central cooling
• Interior features: Walkout basement with concrete finish

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 3×1bd/1.0ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $503/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#46 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Profile School District (rural): math 65% / reading 75% proficiency, ranked #32 of 171 in NH (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 36 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% 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 $126k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $450k implies a 337% 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 $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1900 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.16%
• DSCR: 1.85
• GRM: 6.1

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: 38.5%
• Equity multiple: 3.96×
• Total profit: $373,118
• Equity at exit: $405,396

10-year hold

• IRR: 33.2%
• Equity multiple: 8.92×
• Total profit: $997,875
• Equity at exit: $874,251

Cash invested: $126,000 (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 03574

• Home prices YoY: 5.4%
• Active inventory: 36
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $6,137 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$289 /mo · $3,473/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,289
• Net cashflow: $2,011

Break-even live

Break-even rent $3,591

Max offer price $450,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,637
▸ 3× units	1	1	$4,500
Total (4 units)			$6,137

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $450,000 Active 80 DOM
2. 2026-06-17
   days on market $450,000 Active 79 DOM
3. 2026-06-16
   days on market $450,000 Active 78 DOM
4. 2026-06-15
   days on market $450,000 Active 77 DOM
5. 2026-06-13
   days on market $450,000 Active 75 DOM
6. 2026-06-12
   days on market $450,000 Active 74 DOM
7. 2026-06-09
   days on market $450,000 Active 71 DOM
8. 2026-06-08
   days on market $450,000 Active 70 DOM
9. 2026-06-07
   days on market $450,000 Active 69 DOM
10. 2026-06-07
    days on market $450,000 Active 68 DOM
11. 2026-06-04
    days on market $450,000 Active 65 DOM
12. 2026-06-02
    days on market $450,000 Active 64 DOM
13. 2026-06-01
    days on market $450,000 Active 63 DOM
14. 2026-05-31
    days on market $450,000 Active 62 DOM
15. 2026-05-07
    price $450,000
16. 2026-03-30
    listed $475,000 Active
17. 2026-02-01
    historical $1,150
18. 2026-01-31
    historical $1,150
19. 2025-11-29
    listed $1,150
20. 2025-11-24
    listed $1,300
21. 2018-04-17
    soldstatus $103,000
22. 2018-04-16
    soldstatus $103,000 Closed 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

23. 2018-04-15
    status Pending 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

24. 2018-02-08
    historical Active with Contract 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

25. 2018-02-07
    status Active 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

26. 2018-01-23
    historical 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

27. 2017-01-23
    status Active 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

28. 2017-01-23
    historical 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

29. 2016-01-28
    listed $119,900 Active 566-char remark

    Show marketing remark (566 chars)

    Great investment property located in the heart of Bethlehem. A very desirable 4 unit building to add to your investment properties. This unit is located near to the elementary school and park. Two units on the first floor, one on the second and one on third gives everyone privacy. Ample parking and a laundry room is very attractive to potential tenants. All units had new carpeting in the past five years. Two new refrigerators and a few other upgrades. Property is on town water and sewer. All potential buyers must be pre-qualified before a showing is scheduled.

30. 2015-09-22
    price $119,900
31. 2004-04-14
    soldstatus $174,900
32. 2004-04-14
    soldstatus $174,900
33. 2004-01-20
    listed $177,000

ⓘ 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: $3,473 · $289/mo
• Projected year-2 tax: $6,642 · $553/mo
• Expected delta: +$3,168/yr (+$264/mo · 91.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $73,644
• − Mortgage interest: −$25,207
• − Property taxes: −$3,473
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,892
• − Management: −$5,892
• − Depreciation: −$13,091
• Taxable income: $17,840
• Est. tax owed @ 24.0%: −$4,282
• After-tax cash flow: $19,856/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: Profile School District
• NCES district ID: 3305830
• Math proficiency: 65% ▲ 10.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $49,612
• Composite: 60.51/100
• National rank: #1687
• State rank: #32 of 171 in NH

Livability — Bethlehem

• Score: 70/100
• State rank: #46
• US rank: #7594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethlehem, NH
• Population (ZIP): 2,545

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Serbian 7% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.51%
• Current HPI: 381.5419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+154.2% since first listed

19 events — show timeline

• 2026-05-07 Price Changed $450,000 PrimeMLS
• 2026-03-30 Listed $475,000 PrimeMLS
• 2026-02-01 Rental Removed $1,150 RENTALBEAST
• 2026-01-31 Rental Removed $1,150 RENTEC
• 2025-11-29 Listed for Rent $1,150 RENTALBEAST
• 2025-11-24 Listed for Rent $1,300 RENTEC
• 2018-04-17 Sold (Public Records) $103,000 Public Records
• 2018-04-16 Sold (MLS) $103,000 PrimeMLS
• 2018-04-15 Pending — PrimeMLS
• 2018-02-08 Contingent — PrimeMLS
• 2018-02-07 Relisted — PrimeMLS
• 2018-01-23 Delisted — PrimeMLS
• 2017-01-23 Relisted — PrimeMLS
• 2017-01-23 Delisted — PrimeMLS
• 2016-01-28 Listed $119,900 PrimeMLS
• 2015-09-22 Price Changed $119,900 PrimeMLS
• 2004-04-14 Sold (Public Records) $174,900 Public Records
• 2004-04-14 Sold (MLS) $174,900 PrimeMLS
• 2004-01-20 Listed $177,000 PrimeMLS

Property tax history

+1.7%/yr

Latest (2025): $3,473 · -5.8% YoY. Source: county tax records.