330 NH Route 125 · Brentwood, NH 03833

$259,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 34 Days on market

Built 1948 1.70 ac lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Live/Work Opportunity with Conversion Potential in Brentwood! Discover this unique opportunity to create a one-of-a-kind live/work space on high traffic Route 125. This versatile property offers the perfect blend of commercial functionality and residential potential, ideal for entrepreneurs, creatives, investors, or developers seeking a flexible space with long-term upside. This property lends itself to a variety of uses including studio space, office/showroom combinations, boutique retail, and more with potential for upstairs residence, or mixed-use redevelopment. The convenient location places you close to local dining, shopping, commuting, and neighborhood amenities. With on-site pa

Key facts

• Conversion potential
• Studio space
• 1.7 acre lot

Tags

• LIVE WORK OPPORTUNITY
• CONVERSION POTENTIAL
• HIGH TRAFFIC ROUTE 125
• COMMERCIAL FUNCTIONALITY
• RESIDENTIAL POTENTIAL
• STUDIO SPACE

Property features AI

Finance

• Other: Sale includes land and building

Exterior

• Parking: Dirt driveway
• Utilities: Private well water; Private sewer; Electric service: Other; Internet availability unknown; Other utilities (unspecified)
• Home design: Cape-style home; Existing construction; Facing direction not listed; Entry level not listed; One or more stories not specified
• Construction: Built in 1948; Wood frame construction with wood exterior; Asphalt shingle roof
• Exterior features: Major road frontage; Sloping lot; On or near a stream; Wooded setting; Near shopping; Dirt driveway; Public road frontage (approximately 150 feet)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Other heating
• Interior features: Four total rooms; Unfinished basement with concrete and dirt floors, interior stairs, exterior/walkout access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brentwood School District (rural): math 65% / reading 75% proficiency, ranked #18 of 171 in NH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1948 — 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. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $561,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Scrabble Rd	0.40mi	2/1.0	960 (-13%)	3mo	$490,000	$510	57

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-9,309
• Equity at exit: $38,752

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $34,260
• Equity at exit: $22,471

Cash invested: $72,772 (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 03833

• Active inventory: 142
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,925 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $514

Break-even live

Break-even rent $2,274

Max offer price $259,900

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Route 125 Brentwood, NH	2.0	1.0	1260	$3,500	$2.78	2d	1	0.14mi
374 NH-125 Brentwood, NH	1.0	1.0	1230	$3,500	$2.85	1d	1	0.40mi

Listing history 16 events

1. 2026-06-18
   days on market $259,900 Active 34 DOM
2. 2026-06-17
   days on market $259,900 Active 33 DOM
3. 2026-06-16
   days on market $259,900 Active 32 DOM
4. 2026-06-15
   days on market $259,900 Active 31 DOM
5. 2026-06-13
   days on market $259,900 Active 29 DOM
6. 2026-06-13
   days on market $259,900 Active 28 DOM
7. 2026-06-09
   days on market $259,900 Active 25 DOM
8. 2026-06-08
   days on market $259,900 Active 24 DOM
9. 2026-06-07
   days on market $259,900 Active 23 DOM
10. 2026-06-04
    days on market $259,900 Active 20 DOM
11. 2026-06-03
    days on market $259,900 Active 19 DOM
12. 2026-06-02
    days on market $259,900 Active 18 DOM
13. 2026-06-01
    days on market $259,900 Active 17 DOM
14. 2026-05-31
    days on market $259,900 Active 16 DOM
15. 2026-05-15
    listed $259,900 Active
16. 2005-09-02
    soldstatus $200,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,096
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$7,561
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $5,653/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: Brentwood School District
• NCES district ID: 3302010
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $102,873
• Composite: 65.59/100
• National rank: #1012
• State rank: #18 of 171 in NH

Livability — Brentwood

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

Census & demographics

• County: Rockingham County · 137,526 people
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,817
• Household income: $119,393
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 485.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Romanian 5%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.07%
• Current HPI: 288.0139
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+29.9% since first listed

2 events — show timeline

• 2026-05-15 Listed $259,900 PrimeMLS
• 2005-09-02 Sold (Public Records) $200,000 Public Records