3 Amory St · Nashua, NH 03060

$599,950

4 bd · 3.0 ba · 2,130 sqft · MultiFamily public records · 54 Days on market

Built 1900 5,662 sqft lot $282/sqft · 20% above area Est $499k · 20% over ↓ 23% since listing

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

Key facts

• New kitchen
• New flooring
• New painting

Tags

• GARDEN STYLE UNITS
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• NEW PAINTING
• OFF-STREET PARKING SPACES

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive. Per door: $189/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (5.3% below list).
• Recommended offer: $568k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.9% in Nashua — 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 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Nashua School District (urban): math 27% / reading 40% proficiency, ranked #77 of 98 in NH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dr. Norman W. Crisp School (math 8% / reading 12%, grade F, #259 of 263 statewide, top 99%, 385 students, 73% FRL); Elm Street Middle School (math 19% / reading 34%, grade F, #79 of 96 statewide, top 82%, 874 students, 42% FRL); Nashua High School North (math 37% / reading 65%, grade D+, #32 of 90 statewide, top 36%, 1,594 students, 37% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $5,679/mo this rent would consume 85% of the median local household income ($80k/yr) (locally 1823% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $567,900 (5.3% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 5% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $498,667
• List price: $599,950
• Delta: 20.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Amory St	0.03mi	5/3.0 (+1)	2,165 (+2%)	1mo	$500,000	$231	90
107 Allds St	0.39mi	4/2.0	2,059 (-3%)	11mo	$420,000	$204	63
84 Allds	0.55mi	4/2.0	2,236 (+5%)	13mo	$638,000	$285	52
102 Lock St	0.32mi	4/2.0	1,884 (-12%)	14mo	$465,000	$247	50
8 & 8 1/2 Holmes St	0.42mi	5/2.0 (+1)	1,985 (-7%)	17mo	$515,000	$259	46
78 3/4 Lock St	0.36mi	4/2.0	1,881 (-12%)	20mo	$428,000	$228	43
13 Norton St	0.60mi	5/2.0 (+1)	2,299 (+8%)	9mo	$515,000	$224	42
41 Summer St	0.53mi	3/3.0 (-1)	2,392 (+12%)	17mo	$530,000	$222	35
35-37 Norton St	0.64mi	5/2.0 (+1)	1,993 (-6%)	21mo	$530,000	$266	33
8-10 Temple Pl	0.44mi	3/7.0 (-1)	2,402 (+13%)	18mo	$850,000	$354	24

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-60,594
• Equity at exit: $89,454

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-3,975
• Equity at exit: $51,873

Cash invested: $167,986 (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 03060

• Home prices YoY: -27.6%
• Rents YoY: 3.1%
• Active inventory: 50
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $5,679 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$524 /mo · $6,291/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,193
• Net cashflow: $566

Break-even live

Break-even rent $4,963

Max offer price $599,950

Occupancy floor 85%

Sensitivity live

Price	-10% $906	-5% $736	+0% $566	+5% $396	+10% $226
Rent	-10% $117	-5% $342	+0% $566	+5% $790	+10% $1,015
Rate	-1.0pp $868	-0.5pp $719	base $566	+0.5pp $411	+1.0pp $252

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$5,679
Total (3 units)			$5,679

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: $149,988
• Closing costs: $17,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Holmes St Unit 2 Nashua, NH	3.0	1.0	1408	$2,900	$2.06	45d	1	0.44mi

Listing history 13 events

1. 2026-06-08
   days on market $599,950 Active 54 DOM
2. 2026-06-07
   days on market $599,950 Active 53 DOM
3. 2026-06-03
   days on market $599,950 Active 49 DOM
4. 2026-06-02
   days on market $599,950 Active 48 DOM
5. 2026-06-01
   days on market $599,950 Active 47 DOM
6. 2026-05-31
   days on market $599,950 Active 46 DOM
7. 2026-05-30
   days on market $599,950 Active 45 DOM
8. 2026-05-12
   price $599,950 963-char remark

   Show marketing remark (963 chars)

   Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

9. 2026-05-12
   status Active 963-char remark

   Show marketing remark (963 chars)

   Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

10. 2026-05-04
    historical 963-char remark

    Show marketing remark (963 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

11. 2026-04-22
    price $624,950 963-char remark

    Show marketing remark (963 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

12. 2026-04-08
    listed $649,900 Active 963-char remark

    Show marketing remark (963 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #3 Amory st. All garden style units, with new kitchen, bathrooms, flooring and new painting. First and Second floors unit with 2 bedrooms each, and the third floor with a 1 bedroom. Total Anual Gross Income for 1 & 3 Amory is $132,000 with a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st must be purchased with 1 Amory st mls 514248.

13. 2025-07-31
    soldstatus $780,000

ⓘ 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: $6,291 · $524/mo
• Projected year-2 tax: $9,685 · $807/mo
• Expected delta: +$3,394/yr (+$283/mo · 53.9%)

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

Taxation est. · year 1

• Rental income: $68,148
• − Mortgage interest: −$33,607
• − Property taxes: −$6,291
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,452
• − Management: −$5,452
• − Depreciation: −$17,453
• Taxable loss: −$3,106
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $7,537/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: Nashua School District
• NCES district ID: 3304980
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $66,393
• Composite: 30.62/100
• National rank: #6189
• State rank: #77 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, NH
• County: Hillsborough County · 309,362 people
• City population: 91,294
• Metro: Manchester-Nashua, NH
• Population (ZIP): 31,657
• Household income: $79,855
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 1823.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 7%
• Common ancestry: Lithuanian 8% Romanian 3% Russian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 19% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.94%
• Current HPI: 342.7565
• Rent YoY: ▲ 3.11%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

-23.1% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $599,950 PrimeMLS
• 2026-05-12 Relisted — PrimeMLS
• 2026-05-04 Delisted — PrimeMLS
• 2026-04-22 Price Changed $624,950 PrimeMLS
• 2026-04-08 Listed $649,900 PrimeMLS
• 2025-07-31 Sold (Public Records) $780,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,291 · +5.9% YoY. Source: county tax records.