14-16 Island Path · Hampton, NH 03842

$795,000

15 bd · 9.0 ba · 0 sqft · MultiFamily public records · 3 Days on market

Built 1955 0.60 ac 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 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

Location Location Location One Block to the Ocean! Beloved Beach House on Island Path with Easy On - Easy Off the Beach! Ready to start a Successful Short Term or Long Term Rental Business? Seller/Broker available to help you get set up! Units 90% Booked thru the Seafood Festival! Owner will Share Booking Contacts thru AirBnB. Tastefully Furnished. Well Stocked and Ready for You or Your Guests! This Income Producing 3 Unit is Loaded with Recent Upgrades and Amenities. All Furniture in Service New as of 2020, 2024, 2026. Unit 1 is Freshly Painted with a New Vanity 2026. Vinyl Clad Exterior Columns 2026. Min-splits: 2020, 2024, 2025. There's a Leased ChairLift in Unit 2. Unit 1 &

Key facts

• New vanity
• Freshly painted
• Min-splits

Tags

• INCOME PRODUCING 3 UNIT
• RECENT UPGRADES AND AMENITIES
• FRESHLY PAINTED
• NEW VANITY
• VINYL CLAD EXTERIOR COLUMNS
• MIN-SPLITS

Property features AI

Finance

• Other: Sale may include equipment and furnishings

Exterior

• Parking: Driveway access (crushed stone and paved)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric service with circuit breakers (Unitil); Natural gas fuel (Unitil); High-speed internet available; Cable available; Curbside municipal trash and recycling
• Home design: Multi-family, multi-level building; Existing construction; Beige vinyl siding exterior; Built in 1955
• Construction: Vinyl siding construction; Shingle (architectural) roof; Originally built 1955
• Exterior features: City lot with level terrain; Sidewalks and street lights; Neighborhood setting; Driveway areas are crushed stone and paved

Interior

• Kitchen: Gas ranges; Electric range (in one unit); Dishwasher (in some units); Microwave; Refrigerator
• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Flooring: Carpet; Hardwood; Vinyl plank
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Natural gas heating; Baseboard heating; Multi-zone heating; Mini split heating and cooling; Air conditioning (mini split / window units listed per unit)
• Interior features: Separate entrances suitable for short-term rentals/Airbnb; Porch; Deck; Carbon monoxide detectors; Smoke detectors; Furnished (some units)
• Laundry & utility: Washer and dryer included in some units; Laundry hookup available

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $751/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $795k).
• Cap rate 10.4% vs local median 1.7% in Hampton — 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 79/100 on livability (#19 in NH, #2,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, cost of living F.
• Hampton School District (suburban): math 49% / reading 66% proficiency, ranked #19 of 98 in NH (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 113 active listings in the ZIP; solid renter incomes; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).
• At $10,391/mo this rent would consume 131% of the median local household income ($95k/yr) (locally 544% 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 $5k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $223k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $795,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Island Path	0.11mi	14/5.0 (-1)	2,851	13mo	$1,600,000	$561	51
15 Church St	0.32mi	14/8.0 (-1)	4,870	23mo	$1,400,000	$287	45

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $29,503
• Equity at exit: $118,537

10-year hold

• IRR: 14.3%
• Equity multiple: 2.23×
• Total profit: $272,698
• Equity at exit: $68,737

Cash invested: $222,600 (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 03842

• Rents YoY: 4.3%
• Active inventory: 113
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $10,391 medium
• Mortgage (P&I): −$4,169
• Tax est. 1.5%: −$994 /mo · $11,925/yr
• Insurance: −$331
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,182
• Net cashflow: $2,254

Break-even live

Break-even rent $7,537

Max offer price $795,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$10,392
Total (3 units)			$10,391

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $795,000 Active 3 DOM
2. 2026-06-17
   days on market $795,000 Active 2 DOM
3. 2026-06-15
   status $795,000 Active 1 DOM
4. 2026-06-13
   remarks 695-char remark
5. 2026-06-13
   listed $795,000 Coming Soon 1 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $124,692
• − Mortgage interest: −$44,532
• − Property taxes: −$11,925
• − Insurance: −$9,500
• − Repairs & maintenance: −$9,975
• − Management: −$9,975
• − Depreciation: −$23,127
• Taxable income: $15,657
• Est. tax owed @ 24.0%: −$3,758
• After-tax cash flow: $23,295/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: Hampton School District
• NCES district ID: 3303510
• Math proficiency: 49% ▼ -22.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $71,924
• Composite: 51.03/100
• National rank: #1774
• State rank: #19 of 98 in NH

Livability — Hampton

• Score: 79/100
• State rank: #19
• US rank: #2140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Beach, NH
• County: Rockingham County · 137,526 people
• City population: 16,324
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 16,324
• Household income: $95,422
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 544.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.75%
• Current HPI: 339.3943
• Rent YoY: ▲ 4.35%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-13 Coming Soon $795,000 PrimeMLS