29 Titus Hill Rd · Colebrook, NH 03576

$169,900

3 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 3 Days on market

Built 1930 4,356 sqft lot Est $257k · 34% under ↓ 37% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

5 room, 3 bedroom, 1 bath vinyl sided house features 1296 feet of living space on two floors. Large Eat in kitchen. Laundry area in it's own enclosed area off of the kitchen. All 3 bedrooms are located on the second floor, master bedroom has a large closet. Full unfinished walkout basement already has shelves for plenty of storage. Deck off of the back of the main level. Lot slopes down to the flat back yard. Close to downtown Colebrook. This is a FannieMae HomePath property.

Key facts

• Small deck
• Manageable yard
• 4,356 sq ft lot

Tags

• WALKING DISTANCE TO DOWNTOWN
• PARTIALLY FINISHED BASEMENT
• SMALL DECK
• MANAGEABLE YARD
• STRONG RENTAL HISTORY
• ESTABLISHED RENTAL POTENTIAL

Property features AI

Finance

• Other: Property documents available: deed, property disclosure, tax map

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; DSL, fiber optic, and other high-speed internet options available; Cable, telephone, and satellite available
• Home design: Conversion-style property; Existing construction; Shingle - Asphalt roof; Built in 1930
• Construction: Wood frame construction; Vinyl siding; Concrete foundation
• Exterior features: Open, sloping and wooded lot; Gravel driveway; White exterior color

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Five total rooms; Full, unfinished concrete basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (10.7% below list).
• Recommended offer: $152k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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) — zoned schools at 35% FRL track the district average.
• 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $33k; list at $170k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,703 (10.7% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $257,115
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Park St	0.29mi	3/1.0	1,586 (+13%)	5mo	$236,000	$149	61
55 Reservoir Rd	0.30mi	2/1.0 (-1)	1,268 (-10%)	23mo	$232,000	$183	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.97×
• Total profit: $93,954
• Equity at exit: $153,059

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $275,628
• Equity at exit: $330,078

Cash invested: $47,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $22

Break-even live

Break-even rent $1,489

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $169,900 Active 3 DOM
2. 2026-06-17
   days on market $169,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $169,900 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: $2,577 · $215/mo
• Projected year-2 tax: $3,140 · $262/mo
• Expected delta: +$563/yr (+$47/mo · 21.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $18,204
• − Mortgage interest: −$9,517
• − Property taxes: −$2,577
• − Insurance: −$850
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,943
• Taxable loss: −$2,594
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $886/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

-37.1% since first listed

13 events — show timeline

• 2026-06-15 Listed $169,900 PrimeMLS
• 2017-09-14 Sold (MLS) $32,700 PrimeMLS
• 2017-08-15 Pending — PrimeMLS
• 2017-08-10 Contingent — PrimeMLS
• 2017-08-01 Price Changed $39,900 PrimeMLS
• 2017-06-30 Price Changed $48,000 PrimeMLS
• 2017-06-22 Price Changed $54,900 PrimeMLS
• 2017-05-24 Price Changed $59,900 PrimeMLS
• 2017-04-25 Listed $64,900 PrimeMLS
• 2016-11-30 Price Changed $79,900 PrimeMLS
• 2016-03-14 Price Changed $84,900 PrimeMLS
• 2012-05-14 Sold (Public Records) $137,633 Public Records
• 2005-11-07 Sold (Public Records) $270,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,577 · +12.7% YoY. Source: county tax records.