106 Main St · Colebrook, NH 03576

$214,900

9 bd · 9.0 ba · 4,266 sqft · MultiFamily · 295 Days on market

Built 1880 Fair condition 6,098 sqft lot $50/sqft · 24% below area Est $284k · 24% under ↓ 9% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Have you been dreaming of investing, or looking to add to your investment portfolio? This 3-unit multi use property is the perfect opportunity! In the heart of downtown Colebrook, NH the first floor has an open commercial space ready for your vision to come to life. With an open showroom, ample storage and a dedicated office space bring your ideas, or rent out the space to a local business. The second floor offers two well maintained residential units both leased through August 2026. The front unit overlooking Main Street is 1 bedroom, 1 bath complete with in- unit washer & dryer. The rear unit can be accessed either through the main street entrance or through a private entrance off the covered back porch. This 2 bedroom, 1 bath apartment features a generous living area and its own in unit washer & dryer as well. With its prime location and mix of commercial and residential use, this property is an ideal addition to any investment portfolio. For those looking for even more investment opportunity sale can be packaged with MLS 5058551 Property is being sold 'as is'.

Key facts

• Commercial space
• Spacious showroom
• Private entrance

Tags

• INVESTMENT OPPORTUNITY
• COMMERCIAL SPACE
• SPACIOUS SHOWROOM
• AMPLE STORAGE
• DEDICATED OFFICE SPACE
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: schools D+, employment D+, amenities 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.
• 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 $23k of equity ($1k loan paydown + $21k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $284,399
• List price: $214,900
• Delta: -24.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.2%
• Equity multiple: 4.28×
• Total profit: $197,300
• Equity at exit: $193,599

10-year hold

• IRR: 37.4%
• Equity multiple: 9.61×
• Total profit: $518,046
• Equity at exit: $417,503

Cash invested: $60,172 (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: 15.5×

Monthly cashflow live

• Estimated rent: $3,474 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $1,259

Break-even live

Break-even rent $1,880

Max offer price $214,900

Occupancy floor 59%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,474
Total (3 units)			$3,474

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $214,900 Active 295 DOM
2. 2026-06-17
   days on market $214,900 Active 294 DOM
3. 2026-06-16
   days on market $214,900 Active 293 DOM
4. 2026-06-15
   days on market $214,900 Active 292 DOM
5. 2026-06-13
   days on market $214,900 Active 290 DOM
6. 2026-06-12
   days on market $214,900 Active 289 DOM
7. 2026-06-09
   days on market $214,900 Active 286 DOM
8. 2026-06-08
   days on market $214,900 Active 285 DOM
9. 2026-06-07
   days on market $214,900 Active 284 DOM
10. 2026-06-07
    days on market $214,900 Active 283 DOM
11. 2026-06-04
    days on market $214,900 Active 280 DOM
12. 2026-06-02
    days on market $214,900 Active 279 DOM
13. 2026-06-01
    days on market $214,900 Active 278 DOM
14. 2026-05-31
    days on market $214,900 Active 277 DOM
15. 2026-05-20
    price $214,900 1092-char remark

    Show marketing remark (1092 chars)

    Have you been dreaming of investing, or looking to add to your investment portfolio? This 3-unit multi use property is the perfect opportunity! In the heart of downtown Colebrook, NH the first floor has an open commercial space ready for your vision to come to life. With an open showroom, ample storage and a dedicated office space bring your ideas, or rent out the space to a local business. The second floor offers two well maintained residential units both leased through August 2026. The front unit overlooking Main Street is 1 bedroom, 1 bath complete with in- unit washer & dryer. The rear unit can be accessed either through the main street entrance or through a private entrance off the covered back porch. This 2 bedroom, 1 bath apartment features a generous living area and its own in unit washer & dryer as well. With its prime location and mix of commercial and residential use, this property is an ideal addition to any investment portfolio. For those looking for even more investment opportunity sale can be packaged with MLS 5058551 Property is being sold 'as is'.

16. 2025-10-23
    price $224,900 1092-char remark

    Show marketing remark (1092 chars)

    Have you been dreaming of investing, or looking to add to your investment portfolio? This 3-unit multi use property is the perfect opportunity! In the heart of downtown Colebrook, NH the first floor has an open commercial space ready for your vision to come to life. With an open showroom, ample storage and a dedicated office space bring your ideas, or rent out the space to a local business. The second floor offers two well maintained residential units both leased through August 2026. The front unit overlooking Main Street is 1 bedroom, 1 bath complete with in- unit washer & dryer. The rear unit can be accessed either through the main street entrance or through a private entrance off the covered back porch. This 2 bedroom, 1 bath apartment features a generous living area and its own in unit washer & dryer as well. With its prime location and mix of commercial and residential use, this property is an ideal addition to any investment portfolio. For those looking for even more investment opportunity sale can be packaged with MLS 5058551 Property is being sold 'as is'.

17. 2025-08-27
    listed $234,900 Active 1092-char remark

    Show marketing remark (1092 chars)

    Have you been dreaming of investing, or looking to add to your investment portfolio? This 3-unit multi use property is the perfect opportunity! In the heart of downtown Colebrook, NH the first floor has an open commercial space ready for your vision to come to life. With an open showroom, ample storage and a dedicated office space bring your ideas, or rent out the space to a local business. The second floor offers two well maintained residential units both leased through August 2026. The front unit overlooking Main Street is 1 bedroom, 1 bath complete with in- unit washer & dryer. The rear unit can be accessed either through the main street entrance or through a private entrance off the covered back porch. This 2 bedroom, 1 bath apartment features a generous living area and its own in unit washer & dryer as well. With its prime location and mix of commercial and residential use, this property is an ideal addition to any investment portfolio. For those looking for even more investment opportunity sale can be packaged with MLS 5058551 Property is being sold 'as is'.

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

Taxation est. · year 1

• Rental income: $41,688
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$3,335
• − Management: −$3,335
• − Depreciation: −$6,252
• Taxable income: $12,431
• Est. tax owed @ 24.0%: −$2,983
• After-tax cash flow: $12,129/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-unit multi-use property requires moderate rehabilitation, including repairs to exterior and interior paint, and flooring replacement. The property has good roof and HVAC systems, but the cluttered interior and overgrown landscaping detract from its value. With proper updates, it has the potential to be a valuable investment.

Repairs flagged

• Major exterior paint — Peeling paint
• Major interior paint — Peeling paint
• Major flooring — Worn carpet

Value-add opportunities

• Both Interior paint job — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring replacement — New carpet improves comfort and appearance
• Both Exterior paint job — Fresh paint improves curb appeal and exterior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint	Major	$15,000–50,000
interior paint · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Interior paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — New carpet improves comfort and appearance ↑
• Both Exterior paint job — Fresh paint improves curb appeal and exterior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.5% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $214,900 PrimeMLS
• 2025-10-23 Price Changed $224,900 PrimeMLS
• 2025-08-27 Listed $234,900 PrimeMLS