25 High St · Somersworth, NH 03878

$400,000

6 bd · 2.5 ba · 2,542 sqft · MultiFamily public records · 688 Days on market

Built 1874 0.29 ac lot $157/sqft · 10% above area Est $521k · 23% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unlock the full potential of this gutted downtown building, ready for transformation into a high-performing investment property. Whether you bring your own vision or leverage the professionally designed plans by the current owner, the groundwork has been laid for something truly special. Proposed plans include: 4 residential units 1 ground-level retail/commercial space Future addition of 3 townhouse-style units behind the main building Situated on a large in-town lot, this property offers off-street parking — a rare and highly valuable amenity in the heart of downtown. With the structure fully gutted, you can move forward without the cost or delays of demolition. Whether you're an experienced developer or an investor looking for your next big project, this is a unique chance to create a vibrant mixed-use property in a high-demand location.

Key facts

• Residential units
• Investment property
• Large lot

Tags

• INVESTMENT PROPERTY
• RESIDENTIAL UNITS
• RETAIL SPACE
• TOWNHOUSE STYLE UNITS
• LARGE LOT
• PARKING

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.5% in Somersworth — 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 80/100 on livability (#17 in NH, #1,853 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F.
• Somersworth School District (suburban): math 16% / reading 30% proficiency, ranked #93 of 98 in NH (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• At $8,788/mo this rent would consume 140% of the median local household income ($75k/yr) (locally 560% 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 $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 688 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 688 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.20% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.45%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $520,651
• List price: $400,000
• Delta: -23.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24-26 Highland St	0.13mi	5/2.0 (-1)	2,587 (+2%)	6mo	$400,000	$155	79
9 Silver St	0.34mi	6/2.0	2,292 (-10%)	9mo	$499,900	$218	58
39-41 Green St	0.35mi	6/2.0	2,280 (-10%)	9mo	$480,000	$211	57
118 High St	0.17mi	5/2.0 (-1)	2,352 (-8%)	19mo	$505,000	$215	57
14 Lincoln St	0.20mi	7/3.0 (+1)	2,755 (+8%)	23mo	$525,000	$191	50
61 Winter St	0.37mi	5/3.0 (-1)	2,332 (-8%)	20mo	$430,000	$184	45
25 River St	0.67mi	6/2.0	2,870 (+13%)	3mo	$280,000	$98	42
91 Sullivan St	0.67mi	6/3.0	2,192 (-14%)	5mo	$592,750	$270	39
7 Central St	0.64mi	6/3.0	2,279 (-10%)	22mo	$396,000	$174	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 2.78×
• Total profit: $199,567
• Equity at exit: $59,641

10-year hold

• IRR: 47.7%
• Equity multiple: 5.59×
• Total profit: $514,635
• Equity at exit: $34,585

Cash invested: $112,000 (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 03878

• Home prices YoY: -26.1%
• Active inventory: 46
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $8,788 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$530 /mo · $6,354/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,845
• Net cashflow: $4,149

Break-even live

Break-even rent $3,536

Max offer price $400,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$8,788
Total (4 units)			$8,788

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $400,000 Active 688 DOM
2. 2026-06-17
   days on market $400,000 Active 687 DOM
3. 2026-06-16
   days on market $400,000 Active 686 DOM
4. 2026-06-15
   days on market $400,000 Active 685 DOM
5. 2026-06-13
   days on market $400,000 Active 683 DOM
6. 2026-06-13
   days on market $400,000 Active 682 DOM
7. 2026-06-09
   days on market $400,000 Active 679 DOM
8. 2026-06-08
   days on market $400,000 Active 678 DOM
9. 2026-06-07
   days on market $400,000 Active 677 DOM
10. 2026-06-04
    days on market $400,000 Active 674 DOM
11. 2026-06-03
    days on market $400,000 Active 673 DOM
12. 2026-06-02
    days on market $400,000 Active 672 DOM
13. 2026-06-01
    days on market $400,000 Active 671 DOM
14. 2026-05-31
    days on market $400,000 Active 670 DOM
15. 2025-06-24
    price $400,000 861-char remark

    Show marketing remark (861 chars)

    Unlock the full potential of this gutted downtown building, ready for transformation into a high-performing investment property. Whether you bring your own vision or leverage the professionally designed plans by the current owner, the groundwork has been laid for something truly special. Proposed plans include: 4 residential units 1 ground-level retail/commercial space Future addition of 3 townhouse-style units behind the main building Situated on a large in-town lot, this property offers off-street parking — a rare and highly valuable amenity in the heart of downtown. With the structure fully gutted, you can move forward without the cost or delays of demolition. Whether you're an experienced developer or an investor looking for your next big project, this is a unique chance to create a vibrant mixed-use property in a high-demand location.

16. 2025-04-13
    price $385,000 861-char remark

    Show marketing remark (861 chars)

    Unlock the full potential of this gutted downtown building, ready for transformation into a high-performing investment property. Whether you bring your own vision or leverage the professionally designed plans by the current owner, the groundwork has been laid for something truly special. Proposed plans include: 4 residential units 1 ground-level retail/commercial space Future addition of 3 townhouse-style units behind the main building Situated on a large in-town lot, this property offers off-street parking — a rare and highly valuable amenity in the heart of downtown. With the structure fully gutted, you can move forward without the cost or delays of demolition. Whether you're an experienced developer or an investor looking for your next big project, this is a unique chance to create a vibrant mixed-use property in a high-demand location.

17. 2024-07-30
    listed $400,000 Active 861-char remark

    Show marketing remark (861 chars)

    Unlock the full potential of this gutted downtown building, ready for transformation into a high-performing investment property. Whether you bring your own vision or leverage the professionally designed plans by the current owner, the groundwork has been laid for something truly special. Proposed plans include: 4 residential units 1 ground-level retail/commercial space Future addition of 3 townhouse-style units behind the main building Situated on a large in-town lot, this property offers off-street parking — a rare and highly valuable amenity in the heart of downtown. With the structure fully gutted, you can move forward without the cost or delays of demolition. Whether you're an experienced developer or an investor looking for your next big project, this is a unique chance to create a vibrant mixed-use property in a high-demand location.

18. 2023-06-16
    soldstatus $440,000
19. 2021-06-30
    soldstatus $210,000 Closed 472-char remark

    Show marketing remark (472 chars)

    Investors take notice! Bring your creative ideas and your tool belt! This mixed use property is conveniently located in downtown. The first floor contains a commercial space, with two large three bedroom units on the top two floors. There are high ceilings and large windows which open up the building and fill with natural light. Enjoy the convenience of a private driveway with ample parking spaces on side of the building. Easy to show, schedule your appointment today!

20. 2021-06-13
    historical Active with Contract 472-char remark

    Show marketing remark (472 chars)

    Investors take notice! Bring your creative ideas and your tool belt! This mixed use property is conveniently located in downtown. The first floor contains a commercial space, with two large three bedroom units on the top two floors. There are high ceilings and large windows which open up the building and fill with natural light. Enjoy the convenience of a private driveway with ample parking spaces on side of the building. Easy to show, schedule your appointment today!

21. 2021-06-07
    listed $242,500 Active 472-char remark

    Show marketing remark (472 chars)

    Investors take notice! Bring your creative ideas and your tool belt! This mixed use property is conveniently located in downtown. The first floor contains a commercial space, with two large three bedroom units on the top two floors. There are high ceilings and large windows which open up the building and fill with natural light. Enjoy the convenience of a private driveway with ample parking spaces on side of the building. Easy to show, schedule your appointment today!

22. 2006-10-16
    soldstatus $260,000

ⓘ 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: $6,354 · $530/mo
• Projected year-2 tax: $7,537 · $628/mo
• Expected delta: +$1,183/yr (+$99/mo · 18.6%)

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

Taxation est. · year 1

• Rental income: $105,456
• − Mortgage interest: −$22,406
• − Property taxes: −$6,354
• − Insurance: −$2,000
• − Repairs & maintenance: −$8,436
• − Management: −$8,436
• − Depreciation: −$11,636
• Taxable income: $46,186
• Est. tax owed @ 24.0%: −$11,085
• After-tax cash flow: $38,700/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: Somersworth School District
• NCES district ID: 3306240
• Math proficiency: 16% ▼ -21.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $55,501
• Composite: 20.87/100
• National rank: #8496
• State rank: #93 of 98 in NH

Livability — Somersworth

• Score: 80/100
• State rank: #17
• US rank: #1853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somersworth, NH
• County: Strafford County · 75,181 people
• City population: 12,205
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 12,205
• Household income: $75,136
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 560.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 6% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 13% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 2%

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: ▼ -119.70%
• Current HPI: 338.5583
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+53.8% since first listed

8 events — show timeline

• 2025-06-24 Price Changed $400,000 PrimeMLS
• 2025-04-13 Price Changed $385,000 PrimeMLS
• 2024-07-30 Listed $400,000 PrimeMLS
• 2023-06-16 Sold (Public Records) $440,000 Public Records
• 2021-06-30 Sold (MLS) $210,000 PrimeMLS
• 2021-06-13 Contingent — PrimeMLS
• 2021-06-07 Listed $242,500 PrimeMLS
• 2006-10-16 Sold (Public Records) $260,000 Public Records

Property tax history

+1.4%/yr

Latest (2024): $6,354 · -4.5% YoY. Source: county tax records.