50 Brown St · Whitefield, NH 03598

$275,000

4 bd · 2.0 ba · 2,096 sqft · SingleFamily public records · 6 Days on market

Built 1984 0.44 ac lot Est $201k · 37% over

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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 +22.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Situated on +/- . 44 acres, this in-town home is a pure delight. You are welcomed in the front door by a warm foyer that leads to either the spacious family room or the bright dining room. There is a sun room off the dining room with floor to ceiling windows. The kitchen is fully applianced with ample counter space and cabinets. The living room is off the kitchen with beautiful cathedral ceilings and sliding glass doors that lead out to a side deck in a fenced in side yard with a fire pit. Back inside, the main floor also has a full bathroom and a spacious laundry room with lots of storage space. Upstairs you'll find four generously sized bedrooms, all with their own large closets. In addition, there is another full bathroom on the second floor. There is a full basement with additional storage space. This home is great for those that need extra room. All in-town amenities are in close proximity.

Key facts

• Attached greenhouse
• 0.44 acre lot
• Built 1984

Tags

• ATTACHED GREENHOUSE
• GENEROUSLY SIZED YARD
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Electric service with circuit breaker(s); Fiber optic internet available; T1 internet available
• Home design: Colonial style; Existing construction; Green vinyl siding; Shingle (asphalt) roof; Built in 1984
• Construction: Vinyl siding construction; Asphalt shingle roof; Full concrete basement (unfinished)
• Exterior features: Landscaped lot; Located in town, within a neighborhood; Gravel driveway; Paved public road frontage (132 feet)

Interior

• Kitchen: Kitchen on the 1st level; Dishwasher; Refrigerator; Electric stove; Trash compactor
• Bedrooms: Four bedrooms (all located on the 2nd level)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one on the 1st level, one on the 2nd level)
• Heating & cooling: Oil heat; Hot air heating
• Interior features: Nine total rooms; Full unfinished concrete basement with interior access and storage space
• Laundry & utility: Laundry room on the 1st level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 71/100 on livability (#41 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, schools D+, amenities 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.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 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 $130k; list at $275k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $201,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Littleton Rd	0.34mi	4/2.0	1,890 (-10%)	7mo	$310,000	$164	62
75 Elm St	0.25mi	5/2.0 (+1)	2,400 (+14%)	2mo	$229,900	$96	58
5 Cherry St	0.61mi	4/2.0	2,209 (+5%)	14mo	$160,000	$72	51

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $175,741
• Equity at exit: $247,742

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $497,340
• Equity at exit: $534,265

Cash invested: $77,000 (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 03598

• Home prices YoY: 15.3%
• Active inventory: 35
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$351 /mo · $4,216/yr
• Insurance: −$115
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $406

Break-even live

Break-even rent $2,486

Max offer price $275,000

Occupancy floor 81%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Myrtle St Whitefield, NH	3.0	2.5	2400	$3,000	$1.25	44d	1	0.60mi

Listing history 6 events

1. 2026-06-18
   days on market $275,000 Active 6 DOM
2. 2026-06-17
   days on market $275,000 Active 5 DOM
3. 2026-06-16
   days on market $275,000 Active 4 DOM
4. 2026-06-15
   days on market $275,000 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $275,000 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: $4,216 · $351/mo
• Projected year-2 tax: $5,106 · $425/mo
• Expected delta: +$890/yr (+$74/mo · 21.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $36,000
• − Mortgage interest: −$15,404
• − Property taxes: −$4,216
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,000
• Taxable income: $578
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $4,738/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 — Whitefield

• Score: 71/100
• State rank: #41
• US rank: #6652

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitefield, 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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 14% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 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: ▲ 51.55%
• Current HPI: 388.9552
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+97.8% since first listed

6 events — show timeline

• 2026-06-12 Listed $275,000 PrimeMLS
• 2018-03-06 Sold (Public Records) $130,000 Public Records
• 2018-03-02 Sold (MLS) $130,000 PrimeMLS
• 2018-02-13 Pending — PrimeMLS
• 2018-01-10 Contingent — PrimeMLS
• 2017-10-30 Listed $139,000 PrimeMLS

Property tax history

+2.6%/yr

Latest (2024): $4,216 · +10.9% YoY. Source: county tax records.