161 Blackwater Rd · Somersworth, NH 03878

$399,900

4 bd · 2.0 ba · 1,609 sqft · MultiFamily public records · 26 Days on market

Built 1940 0.53 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Pride of ownership is apparent in this well maintained duplex. Both units are occupied. Each unit has 2 bedrooms and 1 bathroom. Separate utilities make this property great for Investors, along a great tenant history, large back yard, and plenty of off street parking. Great investment property or chance to owner occupy!

Key facts

• Single-level
• Plenty of parking
• Cash-flowing duplex

Tags

• CASH-FLOWING DUPLEX
• SINGLE-LEVEL
• PLENTY OF PARKING
• RECENT HOT WATER HEATERS
• HIGHLY DESIRABLE AREA
• PLENTY OF RENTAL DEMAND

Property features AI

Finance

• Financial info: Net income reported: $31,222

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Septic / leach field sewer; 200 Amp electric service; Cable internet available
• Home design: Duplex / multi-family property; Existing structure; Yellow exterior color
• Construction: Built in 1940; Wood frame construction with vinyl siding; Asphalt shingle roof
• Exterior features: Paved driveway; Level lot; Public road frontage (approximately 150 feet)

Interior

• Bedrooms: Two 2-bedroom units (total of 4 bedrooms)
• Heating & cooling: Oil heating with hot air distribution; No central cooling
• Interior features: Basement with walk-up access; Basement includes bulkhead, concrete and gravel areas

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $261/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Maple Wood Elementary School (math 12% / reading 28%, grade F, #244 of 263 statewide, top 93%, 281 students, 45% FRL).
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• At $4,129/mo this rent would consume 66% 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $295k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $393,901 (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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-31,549
• Equity at exit: $59,626

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $15,479
• Equity at exit: $34,576

Cash invested: $111,972 (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 03878

• Home prices YoY: -26.1%
• Active inventory: 46
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $4,129 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$477 /mo · $5,722/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $521

Break-even live

Break-even rent $3,469

Max offer price $399,900

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,128
Total (2 units)			$4,129

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 New Rochester Rd Dover, NH	4.0	1.0	1240	$2,800	$2.26	14d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $399,900 Active 26 DOM
2. 2026-06-17
   days on market $399,900 Active 25 DOM
3. 2026-06-16
   days on market $399,900 Active 24 DOM
4. 2026-06-15
   days on market $399,900 Active 23 DOM
5. 2026-06-13
   days on market $399,900 Active 21 DOM
6. 2026-06-13
   days on market $399,900 Active 20 DOM
7. 2026-06-09
   days on market $399,900 Active 17 DOM
8. 2026-06-08
   days on market $399,900 Active 16 DOM
9. 2026-06-07
   days on market $399,900 Active 15 DOM
10. 2026-06-04
    days on market $399,900 Active 12 DOM
11. 2026-06-03
    days on market $399,900 Active 11 DOM
12. 2026-06-02
    days on market $399,900 Active 10 DOM
13. 2026-06-01
    days on market $399,900 Active 9 DOM
14. 2026-05-31
    days on market $399,900 Active 8 DOM
15. 2026-05-23
    listed $399,900 Active
16. 2022-03-18
    soldstatus $295,000 Closed 321-char remark

    Show marketing remark (321 chars)

    Pride of ownership is apparent in this well maintained duplex. Both units are occupied. Each unit has 2 bedrooms and 1 bathroom. Separate utilities make this property great for Investors, along a great tenant history, large back yard, and plenty of off street parking. Great investment property or chance to owner occupy!

17. 2022-02-11
    historical Active with Contract 321-char remark

    Show marketing remark (321 chars)

    Pride of ownership is apparent in this well maintained duplex. Both units are occupied. Each unit has 2 bedrooms and 1 bathroom. Separate utilities make this property great for Investors, along a great tenant history, large back yard, and plenty of off street parking. Great investment property or chance to owner occupy!

18. 2022-02-02
    listed $289,900 Active - Delayed Showings 321-char remark

    Show marketing remark (321 chars)

    Pride of ownership is apparent in this well maintained duplex. Both units are occupied. Each unit has 2 bedrooms and 1 bathroom. Separate utilities make this property great for Investors, along a great tenant history, large back yard, and plenty of off street parking. Great investment property or chance to owner occupy!

ⓘ 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: $5,722 · $477/mo
• Projected year-2 tax: $7,220 · $602/mo
• Expected delta: +$1,498/yr (+$125/mo · 26.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,548
• − Mortgage interest: −$22,401
• − Property taxes: −$5,722
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,964
• − Management: −$3,964
• − Depreciation: −$11,633
• Taxable loss: −$135
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $6,288/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

+37.9% since first listed

4 events — show timeline

• 2026-05-23 Listed $399,900 PrimeMLS
• 2022-03-18 Sold (MLS) $295,000 PrimeMLS
• 2022-02-11 Contingent — PrimeMLS
• 2022-02-02 Listed $289,900 PrimeMLS

Property tax history

+4.5%/yr

Latest (2024): $5,722 · +10.0% YoY. Source: county tax records.