9 Pine St · Suncook, NH 03275

$474,900

6 bd · 2.0 ba · 2,456 sqft · MultiFamily public records · 1 Days on market

Built 1888 0.35 ac lot $193/sqft · at area comps Est $471k · at est.

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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 +11.5/30.0
• ARV discount +7.1/15.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

HUGE PRICE REDUCUDTION !!! MUST SELL. EXCELLENT LOCATION JUST OFF ROUTE 3. GREAT INVESTMENT PROPERTY FULLY RENTED /TWO 3 BEDROOM UNITS WITH TWO CAR GARAGE

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1888

Property features AI

Exterior

• Parking: 2-car garage
• Security: Smoke detectors in units
• Utilities: Public water; Public sewer; 200 Amp electric service; On-site gas; Cable available; High-speed internet available (cable)
• Home design: Multi-family building; Existing structure; Built in 1888
• Construction: Wood frame with vinyl siding; Shingle (architectural) roof; Basement present with interior access; dirt/dirt floor with storage space
• Exterior features: Deck; Porch; Screened porch (Unit 2); Paved driveway; Level to slightly sloping lot; Open and neighborhood/rural setting; Sidewalks nearby

Interior

• Kitchen: Unit 1: Electric range, refrigerator; Unit 2: Electric range, refrigerator
• Bedrooms: Unit 1: 3 bedrooms (level 1); Unit 2: 3 bedrooms (level 2)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Total full baths: 2
• Heating & cooling: Natural gas heating; Cooling: Other
• Interior features: Two-unit layout; Month-to-month lease available for Unit 1
• Laundry & utility: Unit 1: Washer, dryer; Unit 2: Dryer, laundry hookup

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $448k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $406k (14.4% below list).
• Recommended offer: $406k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#36 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pembroke School District (suburban): math 30% / reading 45% proficiency, ranked #66 of 98 in NH (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $200k; list at $475k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $406,400 (14.4% 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. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $470,820
• List price: $474,900
• Delta: 6.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5-7 Pleasant St	0.11mi	5/3.0 (-1)	2,500 (+2%)	9mo	$535,000	$214	76
11-13 Prospect St	0.10mi	5/2.0 (-1)	2,464 (+0%)	22mo	$455,000	$185	72
22 Ferry St	0.57mi	5/2.0 (-1)	2,383 (-3%)	2mo	$470,000	$197	62

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-86,671
• Equity at exit: $70,809

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-87,672
• Equity at exit: $41,061

Cash invested: $132,972 (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 03275

• Home prices YoY: -10.9%
• Active inventory: 65
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $4,064 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$677 /mo · $8,119/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $-154

Break-even live

Break-even rent $4,259

Max offer price $447,638

Occupancy floor 99%

Sensitivity live

Price	-10% $115	-5% $-20	+0% $-154	+5% $-289	+10% $-423
Rent	-10% $-475	-5% $-315	+0% $-154	+5% $6	+10% $167
Rate	-1.0pp $85	-0.5pp $-34	base $-154	+0.5pp $-277	+1.0pp $-403

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,064
Total (2 units)			$4,064

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   status $474,900 Pending 1 DOM
2. 2026-06-14
   statusdays on market $474,900 Active 1 DOM
3. 2026-06-13
   days on market $474,900 Coming Soon 3 DOM
4. 2026-06-09
   remarks 693-char remark
5. 2026-06-09
   pricestatusdays on marketlisting id $474,900 Coming Soon 1 DOM
6. 2026-04-16
   listed $499,900 Active 652-char remark
7. 2006-02-17
   soldstatus $200,000
8. 2006-02-16
   soldstatus $200,000 154-char remark

   Show marketing remark (154 chars)

   HUGE PRICE REDUCUDTION !!! MUST SELL. EXCELLENT LOCATION JUST OFF ROUTE 3. GREAT INVESTMENT PROPERTY FULLY RENTED /TWO 3 BEDROOM UNITS WITH TWO CAR GARAGE

9. 2006-01-10
   historical 154-char remark

   Show marketing remark (154 chars)

   HUGE PRICE REDUCUDTION !!! MUST SELL. EXCELLENT LOCATION JUST OFF ROUTE 3. GREAT INVESTMENT PROPERTY FULLY RENTED /TWO 3 BEDROOM UNITS WITH TWO CAR GARAGE

10. 2005-11-15
    listed $199,900 154-char remark

    Show marketing remark (154 chars)

    HUGE PRICE REDUCUDTION !!! MUST SELL. EXCELLENT LOCATION JUST OFF ROUTE 3. GREAT INVESTMENT PROPERTY FULLY RENTED /TWO 3 BEDROOM UNITS WITH TWO CAR GARAGE

11. 2000-08-31
    soldstatus $119,000

    Show marketing remark (196 chars)

    NICE 2 FAMILY WITH 5 ROOMS, 3 BEDROOMS IN EACH UNIT. VINYL REPLACEMENT WINDOWS AND VINYL SIDING MINIMIZE THE NEED FOR EXTERIOR MAINTENANCE. QUIET NEIGHBORHOOD CONVENIENT TO CONCORD AND MANCHESTER!

12. 2000-08-01
    historical

    Show marketing remark (196 chars)

    NICE 2 FAMILY WITH 5 ROOMS, 3 BEDROOMS IN EACH UNIT. VINYL REPLACEMENT WINDOWS AND VINYL SIDING MINIMIZE THE NEED FOR EXTERIOR MAINTENANCE. QUIET NEIGHBORHOOD CONVENIENT TO CONCORD AND MANCHESTER!

13. 2000-05-22
    listed $125,000

    Show marketing remark (196 chars)

    NICE 2 FAMILY WITH 5 ROOMS, 3 BEDROOMS IN EACH UNIT. VINYL REPLACEMENT WINDOWS AND VINYL SIDING MINIMIZE THE NEED FOR EXTERIOR MAINTENANCE. QUIET NEIGHBORHOOD CONVENIENT TO CONCORD AND MANCHESTER!

ⓘ 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: $8,119 · $677/mo
• Projected year-2 tax: $9,236 · $770/mo
• Expected delta: +$1,117/yr (+$93/mo · 13.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,768
• − Mortgage interest: −$26,602
• − Property taxes: −$8,119
• − Insurance: −$2,374
• − Repairs & maintenance: −$3,901
• − Management: −$3,901
• − Depreciation: −$13,815
• Taxable loss: −$9,945
• Est. tax savings @ 24.0%: +$2,387
• After-tax cash flow: $535/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: Pembroke School District
• NCES district ID: 3305580
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $67,624
• Composite: 34.05/100
• National rank: #5304
• State rank: #66 of 98 in NH

Livability — Suncook

• Score: 73/100
• State rank: #36
• US rank: #5657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suncook, NH
• Population (ZIP): 12,115

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 20% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 2%

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: ▼ -46.91%
• Current HPI: 384.595
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+279.9% since first listed

10 events — show timeline

• 2026-06-15 Pending — PrimeMLS
• 2026-06-13 Listed $474,900 PrimeMLS
• 2026-06-09 Coming Soon $474,900 PrimeMLS
• 2006-02-17 Sold (Public Records) $200,000 Public Records
• 2006-02-16 Sold (MLS) $200,000 PrimeMLS
• 2006-01-10 Delisted — PrimeMLS
• 2005-11-15 Listed $199,900 PrimeMLS
• 2000-08-31 Sold (MLS) $119,000 PrimeMLS
• 2000-08-01 Delisted — PrimeMLS
• 2000-05-22 Listed $125,000 PrimeMLS

Property tax history

+2.9%/yr

Latest (2024): $8,119 · +4.6% YoY. Source: county tax records.