8 Spring Brook Rd · Newport, NH 03773

$140,000

2 bd · 2.0 ba · 1,158 sqft · Manufactured public records · 7 Days on market

Built 1987 0.59 ac lot Est $140k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for Inexpensive Housing w/ low taxes, this 2 bed/2 bath home w/ garage might fit!Spacious rooms! New back deck! New dishwasher. New Master bathtub. Laminate flooring.

Key facts

• 0.59 acre lot
• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.4% vs local median 2.8% in Newport — 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 76/100 on livability (#26 in NH, #3,805 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Newport School District (town): math 10% / reading 21% proficiency, ranked #98 of 98 in NH (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Richards Elementary School (math 12% / reading 12%, grade F, #257 of 263 statewide, top 98%, 323 students, 64% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 70 active listings in the ZIP; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sullivan County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $119k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $140,118
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Spring Brook Rd	0.00mi	2/2.0	1,158 (0%)	1mo	$140,000	$121	99
5 Popple Way	0.25mi	2/1.0	1,056 (-9%)	8mo	$135,000	$128	63
10 Popple Way	0.19mi	2/2.0	1,320 (+14%)	17mo	$150,000	$114	54

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $497
• Equity at exit: $20,874

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $30,467
• Equity at exit: $12,105

Cash invested: $39,200 (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 03773

• Home prices YoY: -6.0%
• Active inventory: 70
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$238 /mo · $2,858/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $363

Break-even live

Break-even rent $1,305

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $442	-5% $403	+0% $363	+5% $323	+10% $284
Rent	-10% $224	-5% $293	+0% $363	+5% $433	+10% $502
Rate	-1.0pp $433	-0.5pp $399	base $363	+0.5pp $327	+1.0pp $290

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-04-19
   listed $140,000 Active
3. 2018-06-08
   soldstatus $118,667
4. 2009-06-19
   soldstatus $107,000 184-char remark

   Show marketing remark (184 chars)

   If you're looking for Inexpensive Housing w/ low taxes, this 2 bed/2 bath home w/ garage might fit!Spacious rooms! New back deck! New dishwasher. New Master bathtub. Laminate flooring.

5. 2008-04-05
   listed $111,900 184-char remark

   Show marketing remark (184 chars)

   If you're looking for Inexpensive Housing w/ low taxes, this 2 bed/2 bath home w/ garage might fit!Spacious rooms! New back deck! New dishwasher. New Master bathtub. Laminate flooring.

6. 2004-11-10
   soldstatus $99,000 90-char remark

   Show marketing remark (90 chars)

   24 HOUR NOTICE TO SHOW. SALE WILL BE CONTINGENT UPON SELLER FINDING HOUSING FOR HER NEEDS.

7. 2004-09-29
   listed $99,000 90-char remark

   Show marketing remark (90 chars)

   24 HOUR NOTICE TO SHOW. SALE WILL BE CONTINGENT UPON SELLER FINDING HOUSING FOR HER NEEDS.

8. 2004-07-30
   soldstatus $35,900
9. 2004-06-16
   historical
10. 2004-03-05
    listed $39,900

ⓘ 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: $2,858 · $238/mo
• Projected year-2 tax: $2,955 · $246/mo
• Expected delta: +$97/yr (+$8/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $21,169
• − Mortgage interest: −$7,842
• − Property taxes: −$2,858
• − Insurance: −$700
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,073
• Taxable income: $2,309
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,801/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: Newport School District
• NCES district ID: 3305310
• Math proficiency: 10% ▼ -11.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $49,710
• Composite: 14.12/100
• National rank: #9459
• State rank: #98 of 98 in NH

Livability — Newport

• Score: 76/100
• State rank: #26
• US rank: #3805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, NH
• City population: 7,905
• Population (ZIP): 7,905

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 14% Slovak 4% Romanian 3%
• Foreign-born: 1%

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: ▼ -22.59%
• Current HPI: 352.2789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+250.9% since first listed

10 events — show timeline

• 2026-04-26 Pending — PrimeMLS
• 2026-04-19 Listed $140,000 PrimeMLS
• 2018-06-08 Sold (Public Records) $118,667 Public Records
• 2009-06-19 Sold (MLS) $107,000 PrimeMLS
• 2008-04-05 Listed $111,900 PrimeMLS
• 2004-11-10 Sold (MLS) $99,000 PrimeMLS
• 2004-09-29 Listed $99,000 PrimeMLS
• 2004-07-30 Sold (MLS) $35,900 PrimeMLS
• 2004-06-16 Delisted — PrimeMLS
• 2004-03-05 Listed $39,900 PrimeMLS

Property tax history

+0.2%/yr

Latest (2025): $2,858 · +3.2% YoY. Source: county tax records.