9 Cherry St · Haverhill, NH 03785

$140,000

6 bd · 2.0 ba · 3,623 sqft · SingleFamily public records · 27 Days on market

Built 1900 0.34 ac lot

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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 +22.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +7.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ready for its next chapter, this spacious New England home in the heart of Woodsville offers over 3,600 sq ft, 6 bedrooms, and generations of history within its walls. Rich in space and potential, the property presents an opportunity to restore, reimagine, and bring new life to a home that has served as a place of memories for many years. Situated on a 0.34-acre village lot with public water and sewer, the home is conveniently located within walking distance to local schools, the library, community field, park, local shops, and the historic Haverhill/Bath covered bridge. The nearby river and surrounding community amenities add to the property's appeal and future possibilities. The flexible

Key facts

• Flexible layout
• Nearby river
• Community field

Tags

• 0.34-ACRE VILLAGE LOT
• COMMUNITY FIELD
• LOCAL SHOPS
• NEARBY RIVER
• FLEXIBLE LAYOUT
• MULTI-FAMILY USE POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer; 100 Amp electric service; High‑speed internet available
• Home design: Colonial style
• Construction: Built in 1900; Wood frame construction with asbestos exterior; Shingle roof; Basement present with interior access; dirt floor and basement stairs
• Exterior features: In town location near shopping, hospital, and schools; Driveway is dirt; Dead end, paved road with public maintenance

Interior

• Kitchen: Kitchen on level 1
• Bedrooms: Multiple bedrooms located on levels 1, 2 and 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating
• Interior features: 10 total rooms; Den

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodsville Elementary School (math 34% / reading 24%, grade F, #201 of 263 statewide, top 82%, 211 students, 36% FRL).
• Market conditions: 29 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.1% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.04×
• Total profit: $40,770
• Equity at exit: $71,828

10-year hold

• IRR: 17.9%
• Equity multiple: 3.91×
• Total profit: $113,892
• Equity at exit: $118,161

Cash invested: $39,200 (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 03785

• Home prices YoY: 0.7%
• Active inventory: 29
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$348 /mo · $4,178/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $242

Break-even live

Break-even rent $1,444

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 27 DOM
2. 2026-06-17
   days on market $140,000 Active 26 DOM
3. 2026-06-16
   days on market $140,000 Active 25 DOM
4. 2026-06-15
   days on market $140,000 Active 24 DOM
5. 2026-06-13
   days on market $140,000 Active 22 DOM
6. 2026-06-12
   days on market $140,000 Active 21 DOM
7. 2026-06-09
   days on market $140,000 Active 18 DOM
8. 2026-06-08
   days on market $140,000 Active 17 DOM
9. 2026-06-07
   days on market $140,000 Active 16 DOM
10. 2026-06-07
    days on market $140,000 Active 15 DOM
11. 2026-06-04
    days on market $140,000 Active 12 DOM
12. 2026-06-02
    days on market $140,000 Active 11 DOM
13. 2026-06-01
    days on market $140,000 Active 10 DOM
14. 2026-05-31
    days on market $140,000 Active 9 DOM
15. 2026-05-22
    listed $140,000 Active

ⓘ 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: $4,178 · $348/mo
• Projected year-2 tax: $4,178 · $348/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,006
• − Mortgage interest: −$7,842
• − Property taxes: −$4,178
• − Insurance: −$700
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,073
• Taxable income: $852
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $2,702/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: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Haverhill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Woodsville, NH
• Population (ZIP): 2,141

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Lithuanian 26% Romanian 6% Russian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 620.3226
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $140,000 PrimeMLS

Property tax history

+3.8%/yr

Latest (2024): $4,178 · +29.3% YoY. Source: county tax records.