12 Manchester St · Hampton Beach, NH 03842

$899,000

9 bd · 3.9 ba · 0 sqft · MultiFamily public records · 52 Days on market

Built 1920 6,969 sqft lot

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

BEST DEAL ON BEACH!! 2 FAMILY CONVERTED TO 2 YR ROUND CONDOS, NO CONDO FEE, OFFERED AT 20K LESS TO BUY WHOLE BLDG, WALK TO BEACH, WHAT A DEAL!! HURRY!! OPEN HOUSE 8/3 2-4PM

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 52 days

Property features AI

Finance

• Other: Furnishings included

Exterior

• Parking: Driveway with brick/pavers and paved surfaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available; Internet - Cable
• Home design: Multi-family property; Converted structure; Built in 1920
• Construction: Wood frame construction; Shingle roof
• Exterior features: Level lot; Public road frontage

Interior

• Bedrooms: Four 2-bedroom units
• Flooring: Vinyl flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: Conversion / Multi-family building; Crawl space basement; Seasonal

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative. Per door: $-75/mo.
• To cash-flow at today's rent, offer at most $866k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $812k (9.7% below list).
• Recommended offer: $812k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); Hampton Academy (math 41% / reading 66%, grade C+, #16 of 96 statewide, top 16%, 333 students, 16% FRL); Winnacunnet High School (math 43% / reading 63%, grade C-, #28 of 90 statewide, top 30%, 1,063 students, 17% FRL) — zoned schools at 16% 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 $8,118/mo this rent would consume 102% 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 $27k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.
• Current owner paid $150k; list at $899k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $811,800 (9.7% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 -109 Ashworth Ave	0.05mi	8/4.0 (-1)	2,622	24mo	$705,000	$269	60

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-148,518
• Equity at exit: $134,044

10-year hold

• IRR: -5.7%
• Equity multiple: 0.61×
• Total profit: $-99,173
• Equity at exit: $77,729

Cash invested: $251,720 (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: 27.7×

Monthly cashflow live

• Estimated rent: $8,118 high
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,705
• Net cashflow: $-226

Break-even live

Break-even rent $8,404

Max offer price $866,282

Occupancy floor 98%

Sensitivity live

Price	-10% $395	-5% $85	+0% $-226	+5% $-537	+10% $-847
Rent	-10% $-867	-5% $-547	+0% $-226	+5% $95	+10% $415
Rate	-1.0pp $227	-0.5pp $3	base $-226	+0.5pp $-459	+1.0pp $-696

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$8,118
Total (3 units)			$8,118

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $899,000 Active 52 DOM
2. 2026-06-18
   days on market $899,000 Active 49 DOM
3. 2026-06-17
   days on market $899,000 Active 48 DOM
4. 2026-06-16
   days on market $899,000 Active 47 DOM
5. 2026-06-15
   days on market $899,000 Active 46 DOM
6. 2026-06-13
   days on market $899,000 Active 44 DOM
7. 2026-06-09
   days on market $899,000 Active 40 DOM
8. 2026-06-08
   days on market $899,000 Active 39 DOM
9. 2026-06-07
   days on market $899,000 Active 38 DOM
10. 2026-06-04
    days on market $899,000 Active 35 DOM
11. 2026-06-03
    days on market $899,000 Active 34 DOM
12. 2026-06-02
    days on market $899,000 Active 33 DOM
13. 2026-06-01
    days on market $899,000 Active 32 DOM
14. 2026-05-31
    days on market $899,000 Active 31 DOM
15. 2026-04-30
    listed $899,000 Active
16. 2003-09-17
    soldstatus $150,000 172-char remark

    Show marketing remark (172 chars)

    BEST DEAL ON BEACH!! 2 FAMILY CONVERTED TO 2 YR ROUND CONDOS, NO CONDO FEE, OFFERED AT 20K LESS TO BUY WHOLE BLDG, WALK TO BEACH, WHAT A DEAL!! HURRY!! OPEN HOUSE 8/3 2-4PM

17. 2003-08-07
    historical 172-char remark

    Show marketing remark (172 chars)

    BEST DEAL ON BEACH!! 2 FAMILY CONVERTED TO 2 YR ROUND CONDOS, NO CONDO FEE, OFFERED AT 20K LESS TO BUY WHOLE BLDG, WALK TO BEACH, WHAT A DEAL!! HURRY!! OPEN HOUSE 8/3 2-4PM

18. 2003-07-10
    listed $178,900 172-char remark

    Show marketing remark (172 chars)

    BEST DEAL ON BEACH!! 2 FAMILY CONVERTED TO 2 YR ROUND CONDOS, NO CONDO FEE, OFFERED AT 20K LESS TO BUY WHOLE BLDG, WALK TO BEACH, WHAT A DEAL!! HURRY!! OPEN HOUSE 8/3 2-4PM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $97,416
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$9,614
• − Repairs & maintenance: −$7,793
• − Management: −$7,793
• − Depreciation: −$26,153
• Taxable loss: −$17,780
• Est. tax savings @ 24.0%: +$4,267
• After-tax cash flow: $1,554/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

+402.5% since first listed

4 events — show timeline

• 2026-04-30 Listed $899,000 PrimeMLS
• 2003-09-17 Sold (MLS) $150,000 PrimeMLS
• 2003-08-07 Delisted — PrimeMLS
• 2003-07-10 Listed $178,900 PrimeMLS