2 Shingle Mill Rd · Hudson, NH 03051

$750,000

6 bd · 3.0 ba · 2,736 sqft · MultiFamily public records · 1 Days on market

Built 1980 1.32 ac lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Exceptional opportunity to own a spacious duplex at 2 Shingle Mill Road in Hudson, NH, offering the perfect combination of owner-occupancy potential, investment value, and long-term flexibility. Situated on over an acre corner lot on a quiet dead-end street just off of Barretts Hill Road, this property provides a rare blend of privacy, outdoor space, and convenience. Each unit features 3 bedrooms and 1.5 bathrooms, including a full bath and a half bath, with functional floor plans designed for comfortable everyday living. Inside, you'll find a mix of carpeting, laminate flooring, and luxury vinyl plank flooring, creating warm and inviting spaces ready for your personal touch. Large living a

Key facts

• Private driveway
• Outdoor space
• Fenced backyard

Tags

• CORNER LOT
• QUIET DEAD-END STREET
• PRIVATE REAR DECK
• FENCED BACKYARD
• PRIVATE DRIVEWAY
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Drilled well water; Septic / leach field sewer; 100 Amp electric; Internet: cable and fiber available; Other utilities
• Home design: Colonial duplex; Existing construction; Yellow exterior (vinyl siding)
• Construction: Built in 1980; Vinyl siding; Asphalt shingle roof
• Exterior features: Corner lot; Landscaped yard; Neighborhood setting; Paved driveway

Interior

• Bedrooms: Two 3+ bedroom units (multi-unit property)
• Flooring: Carpet; Laminate; Vinyl plank; Wood
• Bathrooms: Two full bathrooms (total for property)
• Heating & cooling: Oil heating with baseboard units; No central cooling
• Interior features: Basement with walkout access, bulkhead and storage space; Carpet, laminate, vinyl plank and wood flooring

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative. Per door: $-47/mo.
• To cash-flow at today's rent, offer at most $733k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $606k (19.2% below list).
• Recommended offer: $606k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.0% in Hudson — 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 (#9 in NH, #787 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Hudson School District (suburban): math 38% / reading 50% proficiency, ranked #48 of 98 in NH (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Hills Garrison Elementary School (math 55% / reading 58%, grade C+, #59 of 263 statewide, top 22%, 383 students, 19% FRL).
• Zoned-school proficiency averages 56% at this address vs 44% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Hudson School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 78 active listings in the ZIP; high-income renter base; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $6,061/mo this rent would consume 59% of the median local household income ($124k/yr) (locally 238% 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 $22k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $606,100 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-127,632
• Equity at exit: $111,827

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-119,253
• Equity at exit: $64,846

Cash invested: $210,000 (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 03051

• Active inventory: 78
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $6,061 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$637 /mo · $7,643/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,273
• Net cashflow: $-94

Break-even live

Break-even rent $6,180

Max offer price $733,340

Occupancy floor 97%

Sensitivity live

Price	-10% $330	-5% $118	+0% $-94	+5% $-307	+10% $-519
Rent	-10% $-573	-5% $-334	+0% $-94	+5% $145	+10% $385
Rate	-1.0pp $283	-0.5pp $96	base $-94	+0.5pp $-289	+1.0pp $-486

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$6,060
Total (2 units)			$6,061

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   statusdays on market $750,000 Active 1 DOM
2. 2026-06-16
   days on market $750,000 Coming Soon 5 DOM
3. 2026-06-15
   days on market $750,000 Coming Soon 4 DOM
4. 2026-06-14
   days on market $750,000 Coming Soon 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $750,000 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.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $7,643 · $637/mo
• Projected year-2 tax: $11,996 · $1,000/mo
• Expected delta: +$4,354/yr (+$363/mo · 57.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $72,732
• − Mortgage interest: −$42,012
• − Property taxes: −$7,643
• − Insurance: −$3,750
• − Repairs & maintenance: −$5,819
• − Management: −$5,819
• − Depreciation: −$21,818
• Taxable loss: −$14,128
• Est. tax savings @ 24.0%: +$3,391
• After-tax cash flow: $2,259/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: Hudson School District
• NCES district ID: 3303930
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $85,941
• Composite: 41.2/100
• National rank: #3542
• State rank: #48 of 98 in NH

Livability — Hudson

• Score: 84/100
• State rank: #9
• US rank: #787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 309,362 people
• City population: 25,557
• Metro: Manchester-Nashua, NH
• Population (ZIP): 25,557
• Household income: $124,213
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 238.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Lithuanian 14% Romanian 5% Russian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 2% Spanish 2% Other Indo-European 2%

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: ▼ -293.22%
• Current HPI: 304.4557
• Rent YoY: —
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Coming Soon $750,000 PrimeMLS

Property tax history

+4.4%/yr

Latest (2025): $7,643 · +4.0% YoY. Source: county tax records.