531 Ocean Blvd · Hampton Beach, NH 03842

$799,900

6 bd · 4.0 ba · 2,285 sqft · MultiFamily public records · 18 Days on market

Built 1900 4,791 sqft lot Est $811k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +8.1/15.0
• Schools +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• 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

FOUR UNIT COMPLETELY REMODELED IN 1998-99. ALL UNITS IN GREAT CONDITION. MIN. 24 HR NOTICE TO SHOW.

Key facts

• Serene marsh views
• 4,791 sq ft lot
• Built 1900

Tags

• WALKING DISTANCE TO BOARDWALK
• YEAR ROUND RENTAL DEMAND
• GLIMPSES OF ATLANTIC OCEAN
• SERENE MARSH VIEWS

Property features AI

Finance

• Financial info: Four-unit building (2 one-bedroom units and 2 two-bedroom units)

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers (Unitil); Cable available on site (Xfinity); High-speed internet available; Municipal trash collection; Fuel service by Unitil
• Home design: Multi-family property; Existing construction; White exterior
• Construction: Built in 1900; Wood frame construction with vinyl siding; Asphalt shingle roof; Crawl space foundation
• Exterior features: Level lot; Paved driveway; Ocean view (Atlantic Ocean) — not waterfront; Road frontage on a public road (Route 1A / Ocean Boulevard)

Interior

• Kitchen: Water heater (natural gas)
• Bedrooms: Two 2-bedroom units (both on level 1); Two 1-bedroom units (both on level 2)
• Flooring: Carpet; Laminate
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Natural gas hot water heating; No central cooling
• Interior features: Walkout basement with crawl space and sump pump; Heat included for at least one unit
• Laundry & utility: Natural gas hot water heating

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $715/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $800k).
• Recommended offer: $788k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.3% in Hampton Beach — 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 70/100 on livability (#48 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment B+; Watch: amenities F, commute D-, 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.
• Zoned schools: Adeline C. Marston School (math 59% / reading 66%, grade B, #31 of 263 statewide, top 12%, 311 students, 15% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 117 active listings in the ZIP; solid renter incomes; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).
• At $10,900/mo this rent would consume 137% 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 $6k 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 $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $480k; list at $800k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $787,901 (1.5% below list)

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 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.36% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $811,175
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Ocean Blvd	0.38mi	6/2.0	2,240 (-2%)	20mo	$795,000	$355	55

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $67,947
• Equity at exit: $119,268

10-year hold

• IRR: 18.1%
• Equity multiple: 2.60×
• Total profit: $358,365
• Equity at exit: $69,161

Cash invested: $223,972 (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: 117
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $10,900 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$795 /mo · $9,537/yr
• Insurance: −$333
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,289
• Net cashflow: $2,862

Break-even live

Break-even rent $7,278

Max offer price $799,900

Occupancy floor 69%

Sensitivity live

Price	-10% $3,314	-5% $3,088	+0% $2,862	+5% $2,635	+10% $2,409
Rent	-10% $2,001	-5% $2,431	+0% $2,862	+5% $3,292	+10% $3,723
Rate	-1.0pp $3,264	-0.5pp $3,065	base $2,862	+0.5pp $2,654	+1.0pp $2,444

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$10,900
Total (4 units)			$10,900

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $799,900 Active 18 DOM
2. 2026-06-18
   days on market $799,900 Active 15 DOM
3. 2026-06-17
   price $799,900 Active 14 DOM
4. 2026-06-17
   days on market $849,900 Active 14 DOM
5. 2026-06-16
   days on market $849,900 Active 13 DOM
6. 2026-06-15
   days on market $849,900 Active 12 DOM
7. 2026-06-13
   days on market $849,900 Active 10 DOM
8. 2026-06-09
   days on market $849,900 Active 6 DOM
9. 2026-06-08
   days on market $849,900 Active 5 DOM
10. 2026-06-07
    remarks 683-char remark
11. 2026-06-07
    days on market $849,900 Active 4 DOM
12. 2026-06-04
    remarks 677-char remark
13. 2026-06-04
    listed $849,900 Active 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: $9,537 · $795/mo
• Projected year-2 tax: $13,487 · $1,124/mo
• Expected delta: +$3,950/yr (+$329/mo · 41.4%)

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

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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $130,800
• − Mortgage interest: −$44,807
• − Property taxes: −$9,537
• − Insurance: −$9,118
• − Repairs & maintenance: −$10,464
• − Management: −$10,464
• − Depreciation: −$23,270
• Taxable income: $23,140
• Est. tax owed @ 24.0%: −$5,554
• After-tax cash flow: $28,786/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 Beach

• Score: 70/100
• State rank: #48
• US rank: #8000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Beach, NH
• County: Rockingham County · 137,526 people
• 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

+415.1% since first listed

9 events — show timeline

• 2026-06-03 Listed $849,900 PrimeMLS
• 2021-04-02 Listed $479,900 PrimeMLS
• 2021-04-02 Sold (MLS) $479,900 PrimeMLS
• 2001-12-26 Sold (Public Records) $285,000 Public Records
• 2001-12-21 Sold (MLS) $285,000 PrimeMLS
• 2001-10-23 Delisted — PrimeMLS
• 2001-10-19 Listed $289,900 PrimeMLS
• 1997-11-13 Sold (MLS) $130,000 PrimeMLS
• 1996-08-23 Listed $165,000 PrimeMLS

Property tax history

+4.2%/yr

Latest (2024): $9,537 · +27.6% YoY. Source: county tax records.