58 Pearl St · Claremont, NH 03743

$60,000

4 bd · 4.0 ba · 2,700 sqft · MultiFamily public records · 24 Days on market

Built 1940 3,049 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

MOTIVATED SELLER!!! THIS A GREAT VALUE FOR THE LARGE FAMILY ON A BUDGET. THE UPSTAIRS HAS GREATPOTENTIAL FOR IN LAWS QUATERS. THIS HOME IS VACANT AND READY FOR IMEDIATE OCCUPANCY.

Key facts

• Multi-family home
• 3,049 sq ft lot
• Built 1940

Tags

• MULTI-FAMILY HOME
• WALKING DISTANCE TO STORES
• WALKING DISTANCE TO SERVICES
• WALKING DISTANCE TO PARKS

Property features AI

Finance

• Other: Deed and tax map documents available
• Financial info: 2025 assessment recorded; 2025 tax year amount listed

Exterior

• Parking: Driveway (dirt)
• Utilities: Public water; Public sewer; No internet service listed; No electric service listed
• Home design: Multi-family architectural style; Existing structure; Facing direction not specified; Entry level not specified; Approximately 4,364 total building square footage
• Construction: Built in 1940; Wood exterior construction; Shingle roof; Foundation not specified
• Exterior features: Level lot in town near shopping and schools; Dirt driveway; Paved road frontage on a public maintained road

Interior

• Heating & cooling: No heating specified; No cooling specified
• Interior features: Basement present with bulkhead and exterior access; Walk-up basement access

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.1% 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; 2 comparable units currently listed for rent nearby; 98 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).
• At $2,473/mo this rent would consume 50% of the median local household income ($60k/yr) (locally 642% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $536 of equity ($415 loan paydown + $121 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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: 4.12% ✓
• Cap rate: 37.07%
• Cash-on-cash: 109.90%
• DSCR: 5.89
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $240,300
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Park Ave	0.40mi	4/—	2,704 (+0%)	21mo	$205,000	$76	64
3 Schmitt St	0.32mi	5/2.0 (+1)	2,558 (-5%)	16mo	$250,000	$98	50
9 High St	0.38mi	4/3.0	2,307 (-15%)	9mo	$205,000	$89	46

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: —
• Equity multiple: 6.76×
• Total profit: $96,850
• Equity at exit: $18,029

10-year hold

• IRR: —
• Equity multiple: 14.05×
• Total profit: $219,194
• Equity at exit: $22,163

Cash invested: $16,800 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,539

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 33%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Schmitt St Claremont, NH	4.0	2.0	3300	$2,600	$0.79	43d	1	0.33mi
35 South St Unit 3 Claremont, NH	4.0	1.0	3596	$2,600	$0.72	43d	1	0.63mi

Listing history 21 events

1. 2026-06-19
   days on market $60,000 Active 24 DOM
2. 2026-06-18
   days on market $60,000 Active 23 DOM
3. 2026-06-17
   days on market $60,000 Active 22 DOM
4. 2026-06-16
   days on market $60,000 Active 21 DOM
5. 2026-06-15
   days on market $60,000 Active 20 DOM
6. 2026-06-14
   days on market $60,000 Active 18 DOM
7. 2026-06-12
   days on market $60,000 Active 17 DOM
8. 2026-06-09
   days on market $60,000 Active 14 DOM
9. 2026-06-08
   days on market $60,000 Active 13 DOM
10. 2026-06-07
    days on market $60,000 Active 12 DOM
11. 2026-06-05
    days on market $60,000 Active 9 DOM
12. 2026-06-03
    days on market $60,000 Active 8 DOM
13. 2026-06-02
    days on market $60,000 Active 7 DOM
14. 2026-06-01
    days on market $60,000 Active 6 DOM
15. 2026-05-31
    days on market $60,000 Active 5 DOM
16. 2026-05-30
    days on market $60,000 Active 4 DOM
17. 2026-05-26
    listed $60,000 Active
18. 2008-11-04
    soldstatus $35,000
19. 2008-10-31
    soldstatus $35,000 179-char remark

    Show marketing remark (179 chars)

    MOTIVATED SELLER!!! THIS A GREAT VALUE FOR THE LARGE FAMILY ON A BUDGET. THE UPSTAIRS HAS GREATPOTENTIAL FOR IN LAWS QUATERS. THIS HOME IS VACANT AND READY FOR IMEDIATE OCCUPANCY.

20. 2008-10-06
    historical 179-char remark

    Show marketing remark (179 chars)

    MOTIVATED SELLER!!! THIS A GREAT VALUE FOR THE LARGE FAMILY ON A BUDGET. THE UPSTAIRS HAS GREATPOTENTIAL FOR IN LAWS QUATERS. THIS HOME IS VACANT AND READY FOR IMEDIATE OCCUPANCY.

21. 2008-04-25
    listed $45,900 179-char remark

    Show marketing remark (179 chars)

    MOTIVATED SELLER!!! THIS A GREAT VALUE FOR THE LARGE FAMILY ON A BUDGET. THE UPSTAIRS HAS GREATPOTENTIAL FOR IN LAWS QUATERS. THIS HOME IS VACANT AND READY FOR IMEDIATE OCCUPANCY.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $29,670
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$1,745
• Taxable income: $18,617
• Est. tax owed @ 24.0%: −$4,468
• After-tax cash flow: $13,996/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

+30.7% since first listed

5 events — show timeline

• 2026-05-26 Listed $60,000 PrimeMLS
• 2008-11-04 Sold (Public Records) $35,000 Public Records
• 2008-10-31 Sold (MLS) $35,000 PrimeMLS
• 2008-10-06 Delisted — PrimeMLS
• 2008-04-25 Listed $45,900 PrimeMLS

Property tax history

+9.6%/yr

Latest (2025): $5,824 · +4.4% YoY. Source: county tax records.