141 Main St · Colebrook, NH 03576

$335,000

None bd · None ba · 3,971 sqft · MultiFamily · 77 Days on market

Built 1900 0.55 ac lot $84/sqft · 18% above area Est $284k · 18% 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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Nicely maintained 3-unit property in downtown Colebrook. Includes a first floor, spacious 2-bedroom apartment with two living rooms, one full and one half bathroom and direct access to a spacious basement with storage and washer / dryer hookups.   A 3-bedroom second floor unit with one full bath and large cozy sunken living room. A first-floor office with 3 rooms, bathroom and possible kitchen area. All units have long-term tenants. Features an attached deep very large 1-bay garage for all your snowmobiles, ATVS, side by sides or cars. Garage also has inside access to the office unit. Has a large parking lot for all of your cars, trucks or toy trailers.   Has a flat . 55± acre lot that borders Main street, the Mohawk river, and corridor 18 snowmobile trail. Easy walk to town shops, snowmobile / ATV shop  and popular restaurants and taverns. Direct private backyard access to corridor 18 snowmobile / ATV trail. Suitable for owner-occupancy, short-term rental potential, commercial business or continued long-term rental use.

Key facts

• Second floor unit
• Attached garage
• Flat lot

Tags

• FIRST FLOOR APARTMENT
• SECOND FLOOR UNIT
• ATTACHED GARAGE
• FLAT LOT
• BACKYARD ACCESS TO TRAILS
• WALKABLE TO TOWN

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×3bd/1ba units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.8% in Colebrook — 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 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: schools D+, employment D+, amenities 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.
• Market conditions: 80 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 $36k of equity ($2k loan paydown + $34k 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 $94k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $185k; list at $335k implies a 81% 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 $314,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $284,191
• List price: $335,000
• Delta: 17.88%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 3.71×
• Total profit: $253,736
• Equity at exit: $301,795

10-year hold

• IRR: 30.0%
• Equity multiple: 8.37×
• Total profit: $691,334
• Equity at exit: $650,831

Cash invested: $93,800 (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: 80
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $4,346 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$913
• Net cashflow: $1,118

Break-even live

Break-even rent $2,931

Max offer price $335,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,350	-5% $1,234	+0% $1,118	+5% $1,002	+10% $887
Rent	-10% $775	-5% $947	+0% $1,118	+5% $1,290	+10% $1,462
Rate	-1.0pp $1,287	-0.5pp $1,203	base $1,118	+0.5pp $1,031	+1.0pp $943

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,353
▸ 2× units	3	1	$2,992
Total (3 units)			$4,346

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $335,000 Active 77 DOM
2. 2026-06-17
   days on market $335,000 Active 76 DOM
3. 2026-06-16
   days on market $335,000 Active 75 DOM
4. 2026-06-15
   days on market $335,000 Active 74 DOM
5. 2026-06-13
   days on market $335,000 Active 72 DOM
6. 2026-06-12
   days on market $335,000 Active 71 DOM
7. 2026-06-09
   days on market $335,000 Active 68 DOM
8. 2026-06-08
   days on market $335,000 Active 67 DOM
9. 2026-06-07
   days on market $335,000 Active 66 DOM
10. 2026-06-07
    days on market $335,000 Active 65 DOM
11. 2026-06-04
    days on market $335,000 Active 62 DOM
12. 2026-06-02
    days on market $335,000 Active 61 DOM
13. 2026-06-01
    days on market $335,000 Active 60 DOM
14. 2026-05-31
    days on market $335,000 Active 59 DOM
15. 2026-04-02
    listed $335,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Nicely maintained 3-unit property in downtown Colebrook. Includes a first floor, spacious 2-bedroom apartment with two living rooms, one full and one half bathroom and direct access to a spacious basement with storage and washer / dryer hookups.   A 3-bedroom second floor unit with one full bath and large cozy sunken living room. A first-floor office with 3 rooms, bathroom and possible kitchen area. All units have long-term tenants. Features an attached deep very large 1-bay garage for all your snowmobiles, ATVS, side by sides or cars. Garage also has inside access to the office unit. Has a large parking lot for all of your cars, trucks or toy trailers.   Has a flat . 55± acre lot that borders Main street, the Mohawk river, and corridor 18 snowmobile trail. Easy walk to town shops, snowmobile / ATV shop  and popular restaurants and taverns. Direct private backyard access to corridor 18 snowmobile / ATV trail. Suitable for owner-occupancy, short-term rental potential, commercial business or continued long-term rental use.

16. 2021-08-20
    soldstatus $185,000 Closed 552-char remark

    Show marketing remark (552 chars)

    5080-C This well maintained three unit property located on Colebrook's Main Street is a must see. The property consists of a ground level office space (currently occupied by an accountant) and one two level apartment, and one apartment on the second floor. Both apartments are currently occupied with long term tenants. The ground level office and apartment were remodeled in 2010. The front porch roof was replaced in 2020. Recently installed were two, two pole 100 AMP breakers and two, two pole 60 AMP breakers. Don't let this one get away from you.

17. 2021-07-28
    historical Active with Contract 552-char remark

    Show marketing remark (552 chars)

    5080-C This well maintained three unit property located on Colebrook's Main Street is a must see. The property consists of a ground level office space (currently occupied by an accountant) and one two level apartment, and one apartment on the second floor. Both apartments are currently occupied with long term tenants. The ground level office and apartment were remodeled in 2010. The front porch roof was replaced in 2020. Recently installed were two, two pole 100 AMP breakers and two, two pole 60 AMP breakers. Don't let this one get away from you.

18. 2020-09-15
    listed $195,000 Active 552-char remark

    Show marketing remark (552 chars)

    5080-C This well maintained three unit property located on Colebrook's Main Street is a must see. The property consists of a ground level office space (currently occupied by an accountant) and one two level apartment, and one apartment on the second floor. Both apartments are currently occupied with long term tenants. The ground level office and apartment were remodeled in 2010. The front porch roof was replaced in 2020. Recently installed were two, two pole 100 AMP breakers and two, two pole 60 AMP breakers. Don't let this one get away from you.

ⓘ 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: $52,152
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$4,172
• − Management: −$4,172
• − Depreciation: −$9,745
• Taxable income: $8,597
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $11,355/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

• Census place: Colebrook, NH
• 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

+71.8% since first listed

4 events — show timeline

• 2026-04-02 Listed $335,000 PrimeMLS
• 2021-08-20 Sold (MLS) $185,000 PrimeMLS
• 2021-07-28 Contingent — PrimeMLS
• 2020-09-15 Listed $195,000 PrimeMLS