17 Pawtucket Ave · Claremont, NH 03743

$85,000

3 bd · 1.0 ba · 859 sqft · SingleFamily public records · 18 Days on market

Built 1947 6,098 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Tired of renting? Come make this ranch your new home. Build instant equity. Needs cosmetics and updates. Priced for work needed.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: Property assessed in 2025 (assessment details omitted); Tax year 2025 (tax amount omitted)

Exterior

• Parking: One-car garage
• Utilities: Public water; Drywell/Septic for sewer; 200 Amp service with circuit breakers; Cable available; Other utility services; Internet availability unknown
• Home design: Ranch-style home; Existing structure; Facing direction not provided; Single-story entry level not specified
• Construction: Built in 1947; Wood frame construction; Metal roof
• Exterior features: Level lot; Public road frontage; Driveway (other)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Hot air heat
• Interior features: Four total rooms; Full, unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.2% in Claremont — 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 69/100 on livability (#50 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, schools D-, amenities F.
• Claremont School District (town): math 24% / reading 35% proficiency, ranked #85 of 98 in NH (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $759 of equity ($588 loan paydown + $171 appreciation (0.2% local appreciation)).
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.28% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $207,019
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Providence Ave	0.03mi	3/1.0	864 (+1%)	12mo	$255,000	$295	88
8 Wildwood Ave	0.29mi	3/1.0	832 (-3%)	22mo	$200,300	$241	63
20 Stone Ave	0.64mi	3/1.0	888 (+3%)	15mo	$222,000	$250	52
36 Woonsocket Ave	0.17mi	2/1.0 (-1)	948 (+10%)	23mo	$150,000	$158	51
3 Pillsbury St	0.72mi	3/1.0	918 (+7%)	16mo	$200,000	$218	41
396 Sullivan St	0.46mi	3/1.0	960 (+12%)	24mo	$175,000	$182	39
24 Leslie Ave	0.70mi	3/1.0	972 (+13%)	14mo	$235,000	$242	34

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

Projected returns pro-forma

0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.96×
• Total profit: $46,729
• Equity at exit: $25,542

10-year hold

• IRR: 42.5%
• Equity multiple: 5.85×
• Total profit: $115,497
• Equity at exit: $31,397

Cash invested: $23,800 (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 03743

• Home prices YoY: 0.1%
• Active inventory: 58
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$294 /mo · $3,533/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $758

Break-even live

Break-even rent $982

Max offer price $85,000

Occupancy floor 56%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 School St Apt D Claremont, NH	2.0	1.0	600	$1,850	$3.08	43d	1	0.87mi
109 Pleasant St Unit 203 Claremont, NH	3.0	1.0	1100	$1,850	$1.68	43d	1	0.91mi
15 Highland Ave Claremont, NH	2.0	1.0	635	$1,800	$2.83	43d	1	0.97mi
15 Lincoln Hts Claremont, NH	2.0–3.0	1.0–1.5	800	$2,205	$2.76	43d	1	1.16mi

Listing history 15 events

1. 2026-06-19
   days on market $85,000 Active 18 DOM
2. 2026-06-18
   days on market $85,000 Active 17 DOM
3. 2026-06-17
   days on market $85,000 Active 16 DOM
4. 2026-06-16
   days on market $85,000 Active 15 DOM
5. 2026-06-15
   days on market $85,000 Active 14 DOM
6. 2026-06-14
   days on market $85,000 Active 12 DOM
7. 2026-06-12
   days on market $85,000 Active 11 DOM
8. 2026-06-09
   days on market $85,000 Active 8 DOM
9. 2026-06-08
   days on market $85,000 Active 7 DOM
10. 2026-06-07
    days on market $85,000 Active 6 DOM
11. 2026-06-05
    days on market $85,000 Active 3 DOM
12. 2026-06-03
    days on market $85,000 Active 2 DOM
13. 2026-06-03
    price $85,000 Active 1 DOM
14. 2026-06-01
    remarks 128-char remark
15. 2026-06-01
    listed $99,900 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: $3,533 · $294/mo
• Projected year-2 tax: $3,533 · $294/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,291
• − Mortgage interest: −$4,761
• − Property taxes: −$3,533
• − Insurance: −$425
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$2,473
• Taxable income: $8,373
• Est. tax owed @ 24.0%: −$2,009
• After-tax cash flow: $7,084/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: Claremont School District
• NCES district ID: 3302340
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,285
• Composite: 25.11/100
• National rank: #7528
• State rank: #85 of 98 in NH

Livability — Claremont

• Score: 69/100
• State rank: #50
• US rank: #8815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claremont, NH
• County: Sullivan County · 16,826 people
• City population: 13,704
• Metro: Lebanon, NH-VT
• Population (ZIP): 13,704
• Household income: $59,625
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 642.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 41,322 people
• By 2030: 39,910 · -3.4%
• By 2040: 36,447 · -11.8%
• By 2050: 32,917 · -20.3%
• By 2075: 25,997 · -37.1%
• By 2100: 19,479 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Sullivan

• 2024 margin: Toss-up / Even · D 49.1% · R 49.8% · Other 1.2%
• 2008→2024 swing: -18.7pp toward R · 2008: 18.0pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.6 2016: R+2.6 2012: D+13.3 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.20%
• Current HPI: 337.0004
• Rent YoY: —
• Metro: Lebanon, NH-VT
• State GDP YoY: —
• F500 in state: 0

Price history

+149.8% since first listed

2 events — show timeline

• 2026-06-01 Listed $99,900 PrimeMLS
• 2009-07-24 Sold (Public Records) $40,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,533 · +4.4% YoY. Source: county tax records.