59 Depot St · Lancaster, NH 03584

$179,000

4 bd · 2.0 ba · 2,597 sqft · Other public records · 19 Days on market

Built 1900 0.25 ac lot

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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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• 1% rule +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large single-family home or multi-family investment? The choice is yours. Bring your vision, roll up your sleeves, and put your tool belt to work. This two-story property is currently configured as a spacious two-family home and awaits completion, but it could easily be converted back into a large single-family residence. The current first-floor tenant is scheduled to vacate on August 1, 2026. Several important improvements have already been completed, including new support beams, stonework, and the installation of a sump pump in the basement. Throughout the first floor, you'll also discover unique artistic carvings and craftsmanship incorporated into the exposed beams, adding character and charm. With plenty of potential and room to make it your own, this is a property worth exploring. Please note that the home will not qualify for FHA or VA financing.

Key facts

• New support beams
• Two family home
• Stonework

Tags

• TWO FAMILY HOME
• LARGE SINGLE FAMILY RESIDENCE
• NEW SUPPORT BEAMS
• STONEWORK
• INSTALLATION OF A SUMP PUMP
• UNIQUE ARTISTIC CARVINGS

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; 200 Amp electric service (Eversource); High-speed internet available; Cable (Spectrum); Cell phone service; Propane fuel (Rymes)
• Home design: New Englander style; Existing construction; Gray exterior
• Construction: Vinyl siding; Shingle (asphalt) roof; Built in 1900
• Exterior features: Level lot; Gravel driveway; Paved public road frontage (approx. 118 feet); Main Street to Depot Street; house located on the right

Interior

• Kitchen: Refrigerator; Electric stove
• Flooring: Combination flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heat
• Interior features: Ten total rooms; Unfinished basement with interior access, bulkhead, interior stairs and sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $-31 ($-371/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (9.8% below list).
• Recommended offer: $161k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#61 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, health & safety F.
• White Mountain Regional School District (rural): math 26% / reading 42% proficiency, ranked #80 of 98 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lancaster Elementary School (math 22% / reading 37%, grade F, #201 of 263 statewide, top 82%, 351 students, 42% FRL); White Mountains Regional High School (math 34% / reading 44%, grade F, #63 of 90 statewide, top 74%, 359 students, 42% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,449 (9.8% 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. Built in 1900 — 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. 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: 0.90% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.62×
• Total profit: $-19,245
• Equity at exit: $39,096

10-year hold

• IRR: -1.9%
• Equity multiple: 0.83×
• Total profit: $-8,339
• Equity at exit: $37,645

Cash invested: $50,120 (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 03584

• Home prices YoY: -0.4%
• Active inventory: 53
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$293 /mo · $3,517/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-31

Break-even live

Break-even rent $1,654

Max offer price $173,539

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $20	+0% $-31	+5% $-82	+10% $-132
Rent	-10% $-158	-5% $-95	+0% $-31	+5% $33	+10% $97
Rate	-1.0pp $59	-0.5pp $15	base $-31	+0.5pp $-77	+1.0pp $-124

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $179,000 Active 19 DOM
2. 2026-06-21
   days on market $179,000 Active 18 DOM
3. 2026-06-18
   days on market $179,000 Active 16 DOM
4. 2026-06-17
   days on market $179,000 Active 15 DOM
5. 2026-06-16
   days on market $179,000 Active 14 DOM
6. 2026-06-15
   days on market $179,000 Active 13 DOM
7. 2026-06-13
   days on market $179,000 Active 11 DOM
8. 2026-06-12
   days on market $179,000 Active 10 DOM
9. 2026-06-09
   days on market $179,000 Active 7 DOM
10. 2026-06-08
    days on market $179,000 Active 6 DOM
11. 2026-06-07
    days on market $179,000 Active 5 DOM
12. 2026-06-07
    days on market $179,000 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $179,000 Active 1 DOM

ⓘ 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: $3,517 · $293/mo
• Projected year-2 tax: $3,710 · $309/mo
• Expected delta: +$193/yr (+$16/mo · 5.5%)

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

Taxation est. · year 1

• Rental income: $19,374
• − Mortgage interest: −$10,027
• − Property taxes: −$3,517
• − Insurance: −$895
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$5,207
• Taxable loss: −$3,372
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $438/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: White Mountain Regional School District
• NCES district ID: 3307050
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $47,902
• Composite: 29.26/100
• National rank: #6563
• State rank: #80 of 98 in NH

Livability — Lancaster

• Score: 67/100
• State rank: #61
• US rank: #10534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, NH
• Population (ZIP): 3,439

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 12% Serbian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

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: ▼ -1.48%
• Current HPI: 351.8805
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $179,000 PrimeMLS
• 2026-06-02 Listed $179,000 PrimeMLS

Property tax history

+13.2%/yr

Latest (2025): $3,517 · +6.6% YoY. Source: county tax records.