6 Dora Dr · Rochester, NH 03867

$699,000

8 bd · 4.0 ba · 3,120 sqft · MultiFamily public records · 3 Days on market

Built 1966 0.46 ac lot $224/sqft · at area comps Est $720k · at est.

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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 +23.2/30.0
• ARV discount +8.8/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

You will not want to miss this great opportunity to own a well maintained four-unit multi family investment property. Fully rented, leased, and all units have separate utilities to include heat, electric and hot water. This unit consists of four 2-bedroom, 1-bathroom units. The driveway has ample room for parking, and there is a full, walkout basement as well. It is located near routes 202, 11, 16 and 125. Showings by appointment only.

Key facts

• 0.46 acre lot
• Built 1966
• Listed 3 days

Property features AI

Finance

• Other: Total of 4 units; total finished area approximately 3,120 sq ft (total building area listed as 4,680)

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Private sewer; 100 Amp electric service; Cable available; Internet availability unknown
• Home design: Apartment building style; Existing property; Yellow exterior vinyl siding
• Construction: Built in 1966; Vinyl siding construction; Shingle roof; Concrete foundation elements in basement
• Exterior features: Paved driveway; Level lot with major road frontage; Wooded lot, neighborhood setting, near hospital

Interior

• Kitchen: Unit kitchens include refrigerator, range and cooktop (mostly electric; one unit has gas range and gas cooktop)
• Bedrooms: Four 2-bedroom units (two units on level 1, two units on level 2)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Electric heating; No central cooling
• Interior features: Walkout basement with exterior access; Full, unfinished basement with concrete floor, dirt areas, and sump pump; Smoke detectors in units; Carbon monoxide detector in one unit
• Laundry & utility: Laundry hookup in each unit; Hot water provided to units

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Cap rate 8.5% vs local median 3.6% in Rochester — 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 84/100 on livability (#8 in NH, #698 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Rochester School District (suburban): math 27% / reading 35% proficiency, ranked #83 of 98 in NH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 108 active listings in the ZIP; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• At $7,528/mo this rent would consume 115% of the median local household income ($79k/yr) (locally 663% 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 $21k of value loss. Plan a longer hold.
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Recommended offer $699,000

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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $720,443
• List price: $699,000
• Delta: -2.98%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Dora Dr	0.00mi	8/4.0	3,120 (0%)	1mo	$710,000	$228	99

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-22,994
• Equity at exit: $104,223

10-year hold

• IRR: 7.9%
• Equity multiple: 1.63×
• Total profit: $123,574
• Equity at exit: $60,437

Cash invested: $195,720 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 108
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $7,528 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$720 /mo · $8,640/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,581
• Net cashflow: $1,270

Break-even live

Break-even rent $5,920

Max offer price $699,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,528
Total (4 units)			$7,528

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-09
   status Pending 1198-char remark
2. 2026-05-06
   listed $699,000 Active 1198-char remark
3. 2022-03-01
   soldstatus $510,000 Closed 439-char remark

   Show marketing remark (439 chars)

   You will not want to miss this great opportunity to own a well maintained four-unit multi family investment property. Fully rented, leased, and all units have separate utilities to include heat, electric and hot water. This unit consists of four 2-bedroom, 1-bathroom units. The driveway has ample room for parking, and there is a full, walkout basement as well. It is located near routes 202, 11, 16 and 125. Showings by appointment only.

4. 2022-03-01
   soldstatus $510,000

   Show marketing remark (439 chars)

   You will not want to miss this great opportunity to own a well maintained four-unit multi family investment property. Fully rented, leased, and all units have separate utilities to include heat, electric and hot water. This unit consists of four 2-bedroom, 1-bathroom units. The driveway has ample room for parking, and there is a full, walkout basement as well. It is located near routes 202, 11, 16 and 125. Showings by appointment only.

5. 2022-01-22
   historical Active with Contract 439-char remark

   Show marketing remark (439 chars)

   You will not want to miss this great opportunity to own a well maintained four-unit multi family investment property. Fully rented, leased, and all units have separate utilities to include heat, electric and hot water. This unit consists of four 2-bedroom, 1-bathroom units. The driveway has ample room for parking, and there is a full, walkout basement as well. It is located near routes 202, 11, 16 and 125. Showings by appointment only.

6. 2022-01-13
   listed $489,000 Active 439-char remark

   Show marketing remark (439 chars)

   You will not want to miss this great opportunity to own a well maintained four-unit multi family investment property. Fully rented, leased, and all units have separate utilities to include heat, electric and hot water. This unit consists of four 2-bedroom, 1-bathroom units. The driveway has ample room for parking, and there is a full, walkout basement as well. It is located near routes 202, 11, 16 and 125. Showings by appointment only.

7. 2021-05-26
   soldstatus $430,000 Closed

   Show marketing remark (251 chars)

   Four garden style, 2 bedroom 1 bath units. Spacious yard, tenants pay their own heat and hot water. Close to town for shopping, restaurants and local transportation, Walking distance to Frisbee Hospital! Close to all major routes Route 11, 16 and 125.

8. 2021-05-07
   soldstatus $430,000
9. 2021-03-15
   historical Active with Contract

   Show marketing remark (251 chars)

   Four garden style, 2 bedroom 1 bath units. Spacious yard, tenants pay their own heat and hot water. Close to town for shopping, restaurants and local transportation, Walking distance to Frisbee Hospital! Close to all major routes Route 11, 16 and 125.

10. 2021-02-11
    listed $499,900 Active

    Show marketing remark (251 chars)

    Four garden style, 2 bedroom 1 bath units. Spacious yard, tenants pay their own heat and hot water. Close to town for shopping, restaurants and local transportation, Walking distance to Frisbee Hospital! Close to all major routes Route 11, 16 and 125.

11. 2013-10-02
    soldstatus $195,000
12. 2013-04-11
    listed $195,000
13. 2005-02-18
    soldstatus $325,000
14. 2004-11-05
    listed $385,000

ⓘ 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: $8,640 · $720/mo
• Projected year-2 tax: $11,939 · $995/mo
• Expected delta: +$3,299/yr (+$275/mo · 38.2%)

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

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 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $90,336
• − Mortgage interest: −$39,155
• − Property taxes: −$8,640
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,227
• − Management: −$7,227
• − Depreciation: −$20,335
• Taxable income: $4,258
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $14,221/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: Rochester School District
• NCES district ID: 3305940
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $51,080
• Composite: 27.11/100
• National rank: #7039
• State rank: #83 of 98 in NH

Livability — Rochester

• Score: 84/100
• State rank: #8
• US rank: #698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NH
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+84.4% since first listed

16 events — show timeline

• 2026-06-01 Sold (Public Records) $710,000 Public Records
• 2026-05-29 Sold (MLS) $710,000 PrimeMLS
• 2026-05-09 Pending — PrimeMLS
• 2026-05-06 Listed $699,000 PrimeMLS
• 2022-03-01 Sold (Public Records) $510,000 Public Records
• 2022-03-01 Sold (MLS) $510,000 PrimeMLS
• 2022-01-22 Contingent — PrimeMLS
• 2022-01-13 Listed $489,000 PrimeMLS
• 2021-05-26 Sold (MLS) $430,000 PrimeMLS
• 2021-05-07 Sold (Public Records) $430,000 Public Records
• 2021-03-15 Contingent — PrimeMLS
• 2021-02-11 Listed $499,900 PrimeMLS
• 2013-10-02 Sold (MLS) $195,000 PrimeMLS
• 2013-04-11 Listed $195,000 PrimeMLS
• 2005-02-18 Sold (MLS) $325,000 PrimeMLS
• 2004-11-05 Listed $385,000 PrimeMLS

Property tax history

+4.0%/yr

Latest (2025): $8,640 · +3.0% YoY. Source: county tax records.