72 Chestnut St · Franklin, NH 03235

$100,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 1 Days on market

Built 1913 0.43 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Non-livable, rehab or renovation property. This home will require significant TLC to bring it back to life. Opportunity for investors, contractors, or flippers seeking their next project. Located in a walkable neighborhood, the property sits just minutes from downtown Franklin, Webster Lake, and the region’s new whitewater park, making it an excellent long-term investment once restored. Franklin continues to attract buyers and renters due to its lower taxes, strong rental demand, and quick access to I-93, offering an affordable entry point into the Lakes Region with convenient access to outdoor recreation and community amenities. Whether you’re looking to renovate and resell or

Key facts

• Community amenities
• 0.43 acre lot
• 2 garage spots

Tags

• WALKABLE NEIGHBORHOOD
• MINUTES FROM DOWNTOWN FRANKLIN
• ACCESS TO OUTDOOR RECREATION
• COMMUNITY AMENITIES

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric: Other; Internet: None
• Home design: Other / Rehab Needed architectural style; White exterior
• Construction: Built in 1913; Wood frame construction; Asphalt shingle roof
• Exterior features: Neighborhood lot setting; Dirt driveway; Road access: paved public road with frontage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: 7 rooms; Basement present with interior access and concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.5% vs local median 2.3% in Franklin — 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 68/100 on livability (#56 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Franklin School District (town): math 14% / reading 29% proficiency, ranked #97 of 98 in NH (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Paul A. Smith School (math 22% / reading 24%, grade F, #241 of 263 statewide, top 92%, 287 students, 60% FRL); Franklin Middle School (math 11% / reading 30%, grade F, #88 of 96 statewide, top 93%, 378 students, 61% FRL); Franklin High School (math 30% / reading 50%, grade F, #59 of 90 statewide, top 69%, 270 students, 44% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1913 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.86% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $367,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Kendall St	0.27mi	3/2.0	1,229 (-0%)	6mo	$460,000	$374	78
72 Chestnut St	0.00mi	3/1.0	1,065 (-13%)	1mo	$120,000	$113	77
189 Kendall St	0.27mi	3/2.0	1,229 (-0%)	8mo	$473,000	$385	76
30 Duffy St	0.28mi	3/2.0	1,260 (+2%)	7mo	$364,000	$289	73
Piper St Lot 4	0.36mi	3/2.0	1,288 (+5%)	2mo	$550,000	$427	70
16 Spring St	0.47mi	3/1.0	1,248 (+2%)	9mo	$315,000	$252	68
605 Central St	0.17mi	3/1.5	1,337 (+9%)	9mo	$280,000	$209	68
42 Woodrow Ave	0.32mi	3/2.0	1,152 (-6%)	6mo	$345,000	$299	65
180 Kendall St	0.21mi	3/1.5	1,080 (-12%)	6mo	$360,000	$333	63
16 Liberty Ave	0.65mi	3/1.5	1,215 (-1%)	7mo	$375,000	$309	60
18 Highland Ave	0.45mi	3/1.0	1,073 (-13%)	3mo	$270,000	$252	56
5 Evans Ct	0.67mi	3/1.5	1,361 (+11%)	2mo	$269,900	$198	47

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $27,403
• Equity at exit: $14,910

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $80,260
• Equity at exit: $8,646

Cash invested: $28,000 (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 03235

• Home prices YoY: -9.7%
• Active inventory: 40
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$524
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $683

Break-even live

Break-even rent $999

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $740	-5% $712	+0% $683	+5% $655	+10% $627
Rent	-10% $536	-5% $610	+0% $683	+5% $757	+10% $831
Rate	-1.0pp $734	-0.5pp $709	base $683	+0.5pp $657	+1.0pp $631

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
672 Central St Unit A Franklin, NH	3.0	1.0	1100	$1,950	$1.77	45d	1	0.18mi
20 Canal St Franklin, NH	2.0	1.0	758	$2,995	$3.95	6d	5	0.42mi
76 Terrace Rd Franklin, NH	2.0	1.0	750	$1,675	$2.23	6d	1	0.42mi
97 Franklin St Unit C Franklin, NH	2.0	1.0	949	$1,500	$1.58	26d	1	0.61mi
115 Franklin St Unit 6 Flanders Franklin, NH	3.0	1.0	1012	$1,875	$1.85	6d	1	0.64mi
135 Franklin St Apt A Franklin, NH	3.0	1.0	1421	$2,100	$1.48	45d	1	0.69mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $100,000 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: $2,680 · $223/mo
• Projected year-2 tax: $2,680 · $223/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,370
• − Mortgage interest: −$5,602
• − Property taxes: −$2,680
• − Insurance: −$500
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$2,909
• Taxable income: $7,100
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $6,495/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: Franklin School District
• NCES district ID: 3303090
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $45,220
• Composite: 18.64/100
• National rank: #8892
• State rank: #97 of 98 in NH

Livability — Franklin

• Score: 68/100
• State rank: #56
• US rank: #9637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, NH
• City population: 8,843
• Population (ZIP): 8,843

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 9% Slovak 6% Subsaharan African 5%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.30%
• Current HPI: 449.6758
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-30 Pending — PrimeMLS
• 2026-04-29 Listed $100,000 PrimeMLS

Property tax history

+0.5%/yr

Latest (2025): $2,680 · +2.8% YoY. Source: county tax records.