7 Jackson St · Rochester, NH 03867

$924,900

6 bd · 3.0 ba · 2,975 sqft · MultiFamily public records · 71 Days on market

Built 1900 Excellent condition 0.25 ac lot $311/sqft · 99% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

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

This five unit multifamily property has undergone a complete renovation, effectively creating a brand-new building inside a classic shell. No expense was spared in the recent renovation as every major system has been replaced to ensure safety, efficiency, and tenant satisfaction. Highlights include a newly installed, state-of-the-art fire alarm and sprinkler system, electrical, plumbing and mini-split systems for heating and cooling. This property makes a great investment with a gross income of $101,340 and Rochester continues to see strong appreciation and rental demand as a key hub in the Seacoast region.

Key facts

• New plumbing system
• Complete renovation
• 0.25 acre lot

Tags

• COMPLETE RENOVATION
• NEWLY INSTALLED FIRE ALARM
• NEW ELECTRICAL SYSTEM
• NEW PLUMBING SYSTEM

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/1.0-bath units multifamily listed at $925k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $772/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $925k).
• Recommended offer: $869k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.6% in Rochester — 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 84/100 on livability (#8 in NH, #698 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Rochester School District (suburban): math 27% / reading 35% proficiency, ranked #83 of 98 in NH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 108 active listings in the ZIP; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• At $12,324/mo this rent would consume 188% of the median local household income ($79k/yr) (locally 663% 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 $28k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $259k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($869k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $74k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $869,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $464,984
• List price: $924,900
• Delta: 114.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 N Main St	0.04mi	7/2.5 (+1)	3,294 (+11%)	3mo	$410,000	$124	71
43-45 Charles St	0.55mi	7/3.0 (+1)	2,875 (-3%)	2mo	$595,500	$207	62
65 Washington St	0.29mi	7/2.0 (+1)	3,003 (+1%)	20mo	$521,000	$173	60
33-35 River St	0.21mi	7/2.0 (+1)	2,574 (-14%)	0mo	$312,500	$121	58
103 Wakefield St	0.48mi	7/4.0 (+1)	3,114 (+5%)	22mo	$690,000	$222	43
11 Leonard St	0.62mi	6/2.0	2,796 (-6%)	20mo	$356,000	$127	40
5 Coxeter Sq	0.65mi	6/2.0	3,260 (+10%)	14mo	$400,000	$123	38

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.43×
• Total profit: $111,008
• Equity at exit: $137,906

10-year hold

• IRR: 20.7%
• Equity multiple: 2.84×
• Total profit: $476,927
• Equity at exit: $79,968

Cash invested: $258,972 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 108
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $12,324 medium
• Mortgage (P&I): −$4,850
• Tax from tax record: −$643 /mo · $7,711/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,588
• Net cashflow: $3,858

Break-even live

Break-even rent $7,441

Max offer price $924,900

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	1	$12,325
Total (5 units)			$12,324

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: $231,225
• Closing costs: $27,747
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   pricedays on market $924,900 Active 71 DOM
2. 2026-06-17
   days on market $999,000 Active 70 DOM
3. 2026-06-16
   days on market $999,000 Active 69 DOM
4. 2026-06-15
   days on market $999,000 Active 68 DOM
5. 2026-06-13
   days on market $999,000 Active 66 DOM
6. 2026-06-13
   days on market $999,000 Active 65 DOM
7. 2026-06-09
   days on market $999,000 Active 62 DOM
8. 2026-06-08
   days on market $999,000 Active 61 DOM
9. 2026-06-07
   days on market $999,000 Active 60 DOM
10. 2026-06-04
    days on market $999,000 Active 57 DOM
11. 2026-06-03
    days on market $999,000 Active 56 DOM
12. 2026-06-02
    days on market $999,000 Active 55 DOM
13. 2026-06-01
    days on market $999,000 Active 54 DOM
14. 2026-05-31
    days on market $999,000 Active 53 DOM
15. 2026-04-08
    listed $999,000 Active 614-char remark

    Show marketing remark (614 chars)

    This five unit multifamily property has undergone a complete renovation, effectively creating a brand-new building inside a classic shell. No expense was spared in the recent renovation as every major system has been replaced to ensure safety, efficiency, and tenant satisfaction. Highlights include a newly installed, state-of-the-art fire alarm and sprinkler system, electrical, plumbing and mini-split systems for heating and cooling. This property makes a great investment with a gross income of $101,340 and Rochester continues to see strong appreciation and rental demand as a key hub in the Seacoast region.

16. 2026-01-03
    historical $1,825
17. 2025-12-19
    price $1,825
18. 2025-12-10
    price $1,850
19. 2025-12-02
    listed $1,895
20. 2025-10-24
    historical $1,625
21. 2025-09-26
    price $1,625
22. 2025-09-04
    listed $1,695
23. 2025-08-06
    historical $1,995
24. 2025-07-09
    listed $1,995
25. 2024-11-23
    historical $1,900
26. 2024-11-17
    listed $1,900
27. 2024-11-11
    historical $1,900
28. 2024-11-08
    price $1,900
29. 2024-10-31
    price $2,000
30. 2024-10-25
    listed $2,100

ⓘ 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: $7,711 · $643/mo
• Projected year-2 tax: $13,937 · $1,161/mo
• Expected delta: +$6,226/yr (+$519/mo · 80.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $147,888
• − Mortgage interest: −$51,809
• − Property taxes: −$7,711
• − Insurance: −$4,624
• − Repairs & maintenance: −$11,831
• − Management: −$11,831
• − Depreciation: −$26,906
• Taxable income: $33,175
• Est. tax owed @ 24.0%: −$7,962
• After-tax cash flow: $38,331/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.

Condition & rehab AI · 11 photos

Excellent 95/100 None rehab

This five-unit multifamily property has undergone a complete renovation, making it move-in ready and highly desirable for investors. The home is in excellent condition with no visible repairs needed, and the upgrades and improvements can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior and interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior and interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rochester School District
• NCES district ID: 3305940
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $51,080
• Composite: 27.11/100
• National rank: #7039
• State rank: #83 of 98 in NH

Livability — Rochester

• Score: 84/100
• State rank: #8
• US rank: #698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NH
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+47471.4% since first listed

16 events — show timeline

• 2026-04-08 Listed $999,000 PrimeMLS
• 2026-01-03 Rental Removed $1,825 APPFOLIO
• 2025-12-19 Price Changed $1,825 APPFOLIO
• 2025-12-10 Price Changed $1,850 APPFOLIO
• 2025-12-02 Listed for Rent $1,895 APPFOLIO
• 2025-10-24 Rental Removed $1,625 APPFOLIO
• 2025-09-26 Price Changed $1,625 APPFOLIO
• 2025-09-04 Listed for Rent $1,695 APPFOLIO
• 2025-08-06 Rental Removed $1,995 APPFOLIO
• 2025-07-09 Listed for Rent $1,995 APPFOLIO
• 2024-11-23 Rental Removed $1,900 APPFOLIO
• 2024-11-17 Listed for Rent $1,900 APPFOLIO
• 2024-11-11 Rental Removed $1,900 APPFOLIO
• 2024-11-08 Price Changed $1,900 APPFOLIO
• 2024-10-31 Price Changed $2,000 APPFOLIO
• 2024-10-25 Listed for Rent $2,100 APPFOLIO

Property tax history

+3.0%/yr

Latest (2025): $7,711 · +3.0% YoY. Source: county tax records.