343 Titus Hill Rd · Colebrook, NH 03576

$273,900

2 bd · 2.0 ba · 1,929 sqft · SingleFamily public records · 42 Days on market

Built 2024 12 ac lot $142/sqft · 14% below area Est $294k · 7% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +4.1/30.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

343 Titus Hill Road presents a unique opportunity to bring your vision to life on 11.72± acres with sweeping mountain views. Set on a town-maintained, paved road, this property offers both convenience and a peaceful setting in a desirable location. The existing 1,800 square foot home has been started and features a walk-out basement, providing a strong foundation and flexible layout for future living space. Being sold as a shell, it offers a true blank canvas—ideal for those looking to customize every detail to their taste and needs. Included with the property is a 3-bedroom septic design, helping streamline the next steps in completing your build. Outdoor enthusiasts will appr

Key facts

• Acreage
• Walk-out basement
• Recreational appeal

Tags

• WALK-OUT BASEMENT
• 3-BEDROOM SEPTIC DESIGN
• ACREAGE
• RECREATIONAL APPEAL

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Electric at street; On-site well needed; High-speed internet available; No sewer connection indicated
• Home design: Contemporary style; Existing property; Built in 2024
• Construction: Wood frame construction; Other roof type
• Exterior features: Level lot with mountain views; Road frontage on paved public road; Gravel driveway

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating indicated
• Interior features: Unfinished walkout basement; Surveyed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-749 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (48.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (52.8% below list).
• Recommended offer: $129k (52.8% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 3.8% in Colebrook — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: employment D+, amenities F, commute 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.
• Zoned schools: Colebrook Academy And Elementary School (E) (math 22% / reading 47%, grade F, #179 of 263 statewide, top 71%, 198 students, 35% FRL); Colebrook Academy And Elementary School (H) (math 30% / reading 70%, grade D+, #34 of 90 statewide, top 39%, 118 students, 22% FRL).
• 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 $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$47k 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 ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,280 (52.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.47% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.72%
• DSCR: 0.48
• GRM: 17.7

CMA / ARV

• ARV (median comp): $294,484
• List price: $273,900
• Delta: -6.99%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $101,413
• Equity at exit: $246,751

10-year hold

• IRR: 15.5%
• Equity multiple: 5.38×
• Total profit: $336,047
• Equity at exit: $532,127

Cash invested: $76,692 (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: 17.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$1,436
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-749

Break-even live

Break-even rent $2,241

Max offer price $141,585

Occupancy floor —

Sensitivity live

Price	-10% $-594	-5% $-671	+0% $-749	+5% $-827	+10% $-904
Rent	-10% $-851	-5% $-800	+0% $-749	+5% $-698	+10% $-647
Rate	-1.0pp $-611	-0.5pp $-679	base $-749	+0.5pp $-820	+1.0pp $-892

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: $68,475
• Closing costs: $8,217
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $273,900 Active 42 DOM
2. 2026-06-21
   days on market $273,900 Active 41 DOM
3. 2026-06-21
   days on market $273,900 Active 40 DOM
4. 2026-06-18
   days on market $273,900 Active 38 DOM
5. 2026-06-17
   days on market $273,900 Active 37 DOM
6. 2026-06-16
   days on market $273,900 Active 36 DOM
7. 2026-06-15
   days on market $273,900 Active 35 DOM
8. 2026-06-13
   days on market $273,900 Active 33 DOM
9. 2026-06-12
   days on market $273,900 Active 32 DOM
10. 2026-06-09
    days on market $273,900 Active 29 DOM
11. 2026-06-08
    days on market $273,900 Active 28 DOM
12. 2026-06-07
    days on market $273,900 Active 27 DOM
13. 2026-06-07
    days on market $273,900 Active 26 DOM
14. 2026-06-04
    days on market $273,900 Active 23 DOM
15. 2026-06-02
    days on market $273,900 Active 22 DOM
16. 2026-06-01
    days on market $273,900 Active 21 DOM
17. 2026-05-31
    days on market $273,900 Active 20 DOM
18. 2026-05-09
    listed $273,900 Active 1002-char remark

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $4,305 · $359/mo
• Expected delta: +$1,667/yr (+$139/mo · 63.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°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: $15,514
• − Mortgage interest: −$15,343
• − Property taxes: −$2,638
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$7,968
• Taxable loss: −$14,287
• Est. tax savings @ 24.0%: +$3,429
• After-tax cash flow: $-5,559/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

• 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

1 event — show timeline

• 2026-05-09 Listed $273,900 PrimeMLS

Property tax history

+59.1%/yr

Latest (2025): $2,638 · +26280.0% YoY. Source: county tax records.