3 Derby Cir · Nashua, NH 03062

$419,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.27 ac lot $433/sqft · 33% above area Est $533k · 21% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home in a well established neighborhood. This three bedroom one bath ranch sits on a corner lot and has so much potential! Hardwood floors adorn the bedrooms, living room and hallway. The roof is only 4 years old. Attached two car garage and great porch off the back is perfect for outdoor dining or just relaxing. Partially finished basement is a fun 'throwback' and offers more space for gatherings. Sellers have never lived at the property and it is being sold "as-is". Easy to show and quick closing possible.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; Cable available; Internet availability unknown
• Home design: Ranch-style home; Existing construction
• Construction: Built in 1960; Wood frame construction; Asphalt shingle roof
• Exterior features: Corner lot; Paved driveway; White exterior

Interior

• Kitchen: Kitchen/Dining area on the main level (approx. 9.4x19.1); Electric cooktop; Wall oven; Refrigerator
• Bedrooms: Three bedrooms on the main level (sizes approx. 9.6x10.4; 9.2x11.6; 11.7x13.8)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: One full bathroom on the main level (approx. 6.1x6.9)
• Heating & cooling: Hot water heating
• Interior features: Partially finished basement with an interior entrance; 6 total rooms; Recreation room in the basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (48.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (43.4% below list).
• Recommended offer: $214k (48.9% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents rising (+2.5%/yr); 101 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 $214,203 (48.9% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.57% ✗
• Cap rate: 2.97%
• Cash-on-cash: -11.86%
• DSCR: 0.47
• GRM: 14.7

CMA / ARV

• ARV (median comp): $533,065
• List price: $419,000
• Delta: -21.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Northeastern Blvd	0.31mi	3/1.0	960 (-1%)	14mo	$468,000	$488	73
28 Timberline Dr	0.63mi	3/1.0	936 (-3%)	8mo	$420,000	$449	58
35 Victor Ave	0.57mi	3/1.0	1,008 (+4%)	16mo	$450,000	$446	53

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -38.6%
• Equity multiple: -0.22×
• Total profit: $-142,729
• Equity at exit: $62,474

10-year hold

• IRR: -62.1%
• Equity multiple: -0.90×
• Total profit: $-223,412
• Equity at exit: $36,227

Cash invested: $117,320 (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 03062

• Rents YoY: 2.5%
• Active inventory: 101
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,371 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$661 /mo · $7,930/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-1,159

Break-even live

Break-even rent $3,839

Max offer price $214,203

Occupancy floor —

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Congress St Nashua, NH	2.0	1.0	743	$2,430	$3.27	12d	1	0.99mi
16 Linwood St Apt A Nashua, NH	2.0	1.0	588	$1,795	$3.05	21d	1	1.28mi
5 Avery LN Unit 201 Nashua, NH	2.0	1.0	838	$1,993	$2.38	13d	1	1.48mi

Listing history 2 events

1. 2026-05-09
   status Pending 537-char remark
2. 2026-05-07
   listed $419,000 Active 537-char remark

ⓘ 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: $7,930 · $661/mo
• Projected year-2 tax: $8,532 · $711/mo
• Expected delta: +$602/yr (+$50/mo · 7.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,457
• − Mortgage interest: −$23,471
• − Property taxes: −$7,930
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$12,189
• Taxable loss: −$21,781
• Est. tax savings @ 24.0%: +$5,227
• After-tax cash flow: $-8,684/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): 29,441
• Household income: $107,540
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 658.0

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 (74%)
• Race & ethnicity: White 74% Asian 15% Two or more races 5% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 3%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 79% English-only · Other Asian/Pacific 6% Other Indo-European 5% Spanish 3%

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: ▼ -432.67%
• Current HPI: 309.5007
• Rent YoY: ▲ 2.53%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+6.4% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $446,000 PrimeMLS
• 2026-05-09 Pending — PrimeMLS
• 2026-05-07 Listed $419,000 PrimeMLS

Property tax history

+4.7%/yr

Latest (2025): $7,930 · +5.8% YoY. Source: county tax records.