30 Ledge St · Nashua, NH 03060

$1,150,000

3 bd · 7.0 ba · 3,396 sqft · MultiFamily public records · 20 Days on market

Built 1900 3,049 sqft lot Est $1474k · 22% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 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: 1 unit. 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

-Investors take notice. This 7 unit multi family is a potential money maker. City will only allow 6 units to be occupied. All vacant at the present time and most of the units need work. Tenants pay their own heat and hot water. Bank Owned.

Key facts

• Newly paved driveway
• New vinyl siding
• Five storage lockers

Tags

• RECENTLY RENOVATED UNITS
• NEW VINYL SIDING
• NEWLY PAVED DRIVEWAY
• COIN-OP LAUNDRY ON-SITE
• UPDATED SEPARATE ELECTRICAL
• FIVE STORAGE LOCKERS

Property features AI

Finance

• Other: Assessment information not included per instructions
• Financial info: Net income: $99,813; Operating expenses include insurance, maintenance, snow removal, trash, water/sewer and other

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Electric: Other; Internet: Unknown; Other utilities present
• Home design: Multifamily building (7 units); Existing structure; Vinyl exterior; Shingle - Asphalt roof; Built in 1900
• Construction: Vinyl exterior construction; Shingle - Asphalt roof; Built in 1900; Unfinished basement
• Exterior features: Paved driveway; Road frontage on a paved public road (approx. 30 feet); Lot features: Other; Flood zone: Yes

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Six 1-bedroom units; One 2-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: Seven full bathrooms
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: Unfinished basement with interior access; Seven full bathrooms in the building
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/7.0-bath multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.15M).
• Recommended offer: $1.13M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.0% in Nashua — 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 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Nashua School District (urban): math 27% / reading 40% proficiency, ranked #77 of 98 in NH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $11,575/mo this rent would consume 174% of the median local household income ($80k/yr) (locally 1823% 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 $8k of loan paydown is wiped out by about $34k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $791k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,132,750 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.01% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,473,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Mason St	0.68mi	3/10.0	3,225 (-5%)	18mo	$1,400,000	$434	33

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-71,265
• Equity at exit: $171,469

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $89,230
• Equity at exit: $99,431

Cash invested: $322,000 (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 03060

• Home prices YoY: -27.6%
• Rents YoY: 3.1%
• Active inventory: 50
• Price-to-rent: 61.2×

Monthly cashflow live

• Estimated rent: $11,575 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$845 /mo · $10,135/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,431
• Net cashflow: $1,790

Break-even live

Break-even rent $9,309

Max offer price $1,150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,441	-5% $2,115	+0% $1,790	+5% $1,464	+10% $1,139
Rent	-10% $875	-5% $1,333	+0% $1,790	+5% $2,247	+10% $2,704
Rate	-1.0pp $2,369	-0.5pp $2,082	base $1,790	+0.5pp $1,492	+1.0pp $1,189

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$7,825
▸ 2× units	2	1	$3,752
Total (7 units)			$11,575

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Ledge St Unit 26B Nashua, NH	2.0	1.0	4000	$1,650	$0.41	22d	1	0.03mi
24 Ledge St Unit 24A Nashua, NH	3.0	1.0	4500	$2,600	$0.58	22d	1	0.03mi

Listing history 13 events

1. 2026-06-21
   days on market $1,150,000 Active 20 DOM
2. 2026-06-18
   days on market $1,150,000 Active 17 DOM
3. 2026-06-17
   days on market $1,150,000 Active 16 DOM
4. 2026-06-16
   days on market $1,150,000 Active 15 DOM
5. 2026-06-15
   days on market $1,150,000 Active 14 DOM
6. 2026-06-14
   days on market $1,150,000 Active 12 DOM
7. 2026-06-10
   days on market $1,150,000 Active 9 DOM
8. 2026-06-09
   days on market $1,150,000 Active 8 DOM
9. 2026-06-08
   days on market $1,150,000 Active 7 DOM
10. 2026-06-07
    days on market $1,150,000 Active 6 DOM
11. 2026-06-03
    days on market $1,150,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $1,150,000 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: $10,135 · $845/mo
• Projected year-2 tax: $17,602 · $1,467/mo
• Expected delta: +$7,468/yr (+$622/mo · 73.7%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $138,900
• − Mortgage interest: −$64,418
• − Property taxes: −$10,135
• − Insurance: −$5,750
• − Repairs & maintenance: −$11,112
• − Management: −$11,112
• − Depreciation: −$33,455
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $20,777/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: Nashua School District
• NCES district ID: 3304980
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $66,393
• Composite: 30.62/100
• National rank: #6189
• State rank: #77 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, NH
• County: Hillsborough County · 309,362 people
• City population: 91,294
• Metro: Manchester-Nashua, NH
• Population (ZIP): 31,657
• Household income: $79,855
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 1823.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 7%
• Common ancestry: Lithuanian 8% Romanian 3% Russian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 19% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.94%
• Current HPI: 342.7565
• Rent YoY: ▲ 3.11%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+618.8% since first listed

10 events — show timeline

• 2026-06-01 Listed $1,150,000 PrimeMLS
• 2025-08-27 Rental Removed $1,400 NEREN
• 2025-08-25 Listed for Rent $1,400 NEREN
• 2024-04-26 Sold (Public Records) $790,533 Public Records
• 2022-04-29 Sold (Public Records) $590,000 Public Records
• 2011-09-26 Sold (MLS) $90,000 PrimeMLS
• 2011-08-11 Listed $119,000 PrimeMLS
• 2007-03-21 Sold (Public Records) $385,000 Public Records
• 1998-11-16 Sold (MLS) $155,000 PrimeMLS
• 1998-04-30 Listed $160,000 PrimeMLS

Property tax history

+5.3%/yr

Latest (2025): $10,135 · +5.8% YoY. Source: county tax records.