9A Trestle Rd · Rochester, NH 03868

$294,900

4 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 176 Days on market

Built 1901 7,840 sqft lot $180/sqft · 22% below area Est $377k · 22% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET DUE TO BUYER FINANCING. THIS FOUR BEDROOM TWO BATH COLONIAL COULD BE YOURS!! FIRST FLOOR FEATURES A THREE SEASON PORCH, KITCHEN, DINING, FAMILY LIVING ROOM AND BATH. SECOND FLOOR FEATURES FOUR BEDROOMS AND ANOTHER BATHROOM. LARGE BACK YARD FOR GARDENING OR WHATEVER STRIKES YOUR FANCY. HOUSE COULD USE A LITTLE COSMETIC TLC BUT ITS A GREAT OPPORTUNITY TO BUILD SOME EQUITY. PROPERTY HAS BEEN THROUGH AN FHA APPRAISAL / INSPECTION PASSED WITH MINOR REPAIRS NOTED

Key facts

• Three season porch
• Large back yard
• 7,840 sq ft lot

Tags

• THREE SEASON PORCH
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (16.6% below list).
• Recommended offer: $246k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.3% 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.
• Zoned schools: East Rochester School (math 37% / reading 42%, grade F, #164 of 263 statewide, top 64%, 293 students, 38% FRL); Rochester Middle School (math 18% / reading 27%, grade F, #85 of 96 statewide, top 89%, 847 students, 37% FRL); Spaulding High School (math 30% / reading 49%, grade F, #63 of 90 statewide, top 74%, 1,301 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 176 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,980 (16.6% 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 176 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $376,770
• List price: $294,900
• Delta: -21.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Pearl St	0.23mi	4/2.0	1,621 (-1%)	9mo	$315,000	$194	80
93 Bigelow Rd	0.36mi	3/2.0 (-1)	1,600 (-2%)	1mo	$329,000	$206	74
18 Grove St	0.19mi	3/1.0 (-1)	1,570 (-4%)	9mo	$365,000	$232	67
32 River Rd	0.22mi	4/1.5	1,850 (+13%)	10mo	$469,000	$254	58
15 Hickey St	0.18mi	3/2.0 (-1)	1,503 (-8%)	19mo	$380,000	$253	57
16 Grove St	0.21mi	3/2.5 (-1)	1,472 (-10%)	13mo	$411,000	$279	55
35 Davis Blvd	0.40mi	3/2.0 (-1)	1,526 (-7%)	12mo	$445,000	$292	55
861 Portland St	0.32mi	3/2.0 (-1)	1,395 (-15%)	1mo	$457,500	$328	54
740 Portland St	0.63mi	3/2.0 (-1)	1,672 (+2%)	11mo	$465,000	$278	53
17 Davis Blvd	0.52mi	5/2.5 (+1)	1,730 (+6%)	20mo	$393,500	$227	43
15 Copper Ln	0.74mi	3/2.0 (-1)	1,716 (+5%)	14mo	$490,000	$286	41
18 Copper Ln	0.70mi	3/2.5 (-1)	1,792 (+9%)	10mo	$544,000	$304	36

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-53,566
• Equity at exit: $43,971

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-53,988
• Equity at exit: $25,498

Cash invested: $82,572 (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 03868

• Home prices YoY: -6.6%
• Active inventory: 34
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,546
• Tax from tax record: −$365 /mo · $4,382/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-91

Break-even live

Break-even rent $2,575

Max offer price $278,774

Occupancy floor 99%

Sensitivity live

Price	-10% $76	-5% $-8	+0% $-91	+5% $-175	+10% $-258
Rent	-10% $-286	-5% $-188	+0% $-91	+5% $6	+10% $103
Rate	-1.0pp $57	-0.5pp $-16	base $-91	+0.5pp $-168	+1.0pp $-245

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $294,900 Active 176 DOM
2. 2026-04-02
   status Active 482-char remark

   Show marketing remark (482 chars)

   BACK ON THE MARKET DUE TO BUYER FINANCING. THIS FOUR BEDROOM TWO BATH COLONIAL COULD BE YOURS!! FIRST FLOOR FEATURES A THREE SEASON PORCH, KITCHEN, DINING, FAMILY LIVING ROOM AND BATH. SECOND FLOOR FEATURES FOUR BEDROOMS AND ANOTHER BATHROOM. LARGE BACK YARD FOR GARDENING OR WHATEVER STRIKES YOUR FANCY. HOUSE COULD USE A LITTLE COSMETIC TLC BUT ITS A GREAT OPPORTUNITY TO BUILD SOME EQUITY. PROPERTY HAS BEEN THROUGH AN FHA APPRAISAL / INSPECTION PASSED WITH MINOR REPAIRS NOTED

3. 2026-03-09
   historical Active with Contract 482-char remark

   Show marketing remark (482 chars)

   BACK ON THE MARKET DUE TO BUYER FINANCING. THIS FOUR BEDROOM TWO BATH COLONIAL COULD BE YOURS!! FIRST FLOOR FEATURES A THREE SEASON PORCH, KITCHEN, DINING, FAMILY LIVING ROOM AND BATH. SECOND FLOOR FEATURES FOUR BEDROOMS AND ANOTHER BATHROOM. LARGE BACK YARD FOR GARDENING OR WHATEVER STRIKES YOUR FANCY. HOUSE COULD USE A LITTLE COSMETIC TLC BUT ITS A GREAT OPPORTUNITY TO BUILD SOME EQUITY. PROPERTY HAS BEEN THROUGH AN FHA APPRAISAL / INSPECTION PASSED WITH MINOR REPAIRS NOTED

4. 2025-12-06
   listed $294,900 Active 482-char remark

   Show marketing remark (482 chars)

   BACK ON THE MARKET DUE TO BUYER FINANCING. THIS FOUR BEDROOM TWO BATH COLONIAL COULD BE YOURS!! FIRST FLOOR FEATURES A THREE SEASON PORCH, KITCHEN, DINING, FAMILY LIVING ROOM AND BATH. SECOND FLOOR FEATURES FOUR BEDROOMS AND ANOTHER BATHROOM. LARGE BACK YARD FOR GARDENING OR WHATEVER STRIKES YOUR FANCY. HOUSE COULD USE A LITTLE COSMETIC TLC BUT ITS A GREAT OPPORTUNITY TO BUILD SOME EQUITY. PROPERTY HAS BEEN THROUGH AN FHA APPRAISAL / INSPECTION PASSED WITH MINOR REPAIRS NOTED

5. 2023-09-21
   soldstatus $285,000 Closed 166-char remark

   Show marketing remark (166 chars)

   Affordable 4 Bedroom 2 Bath Colonial. Nice back yard. Newer Roof 2 Years old. Natural Gas Furnace and Hotwater Heater. Close to shopping. Good location for commuting.

6. 2023-09-18
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Affordable 4 Bedroom 2 Bath Colonial. Nice back yard. Newer Roof 2 Years old. Natural Gas Furnace and Hotwater Heater. Close to shopping. Good location for commuting.

7. 2023-07-04
   historical Active with Contract 166-char remark

   Show marketing remark (166 chars)

   Affordable 4 Bedroom 2 Bath Colonial. Nice back yard. Newer Roof 2 Years old. Natural Gas Furnace and Hotwater Heater. Close to shopping. Good location for commuting.

8. 2023-06-27
   listed $299,900 Active 166-char remark

   Show marketing remark (166 chars)

   Affordable 4 Bedroom 2 Bath Colonial. Nice back yard. Newer Roof 2 Years old. Natural Gas Furnace and Hotwater Heater. Close to shopping. Good location for commuting.

ⓘ 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: $4,382 · $365/mo
• Projected year-2 tax: $5,405 · $450/mo
• Expected delta: +$1,023/yr (+$85/mo · 23.4%)

ⓘ 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 4/10 Moderate 18% 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: $29,518
• − Mortgage interest: −$16,519
• − Property taxes: −$4,382
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$8,579
• Taxable loss: −$6,160
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $383/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: 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
• City population: 22,732
• Population (ZIP): 5,830

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Lithuanian 10% Serbian 3% Portuguese 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 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: ▼ -29.24%
• Current HPI: 411.2075
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-1.7% since first listed

7 events — show timeline

• 2026-04-02 Relisted — PrimeMLS
• 2026-03-09 Contingent — PrimeMLS
• 2025-12-06 Listed $294,900 PrimeMLS
• 2023-09-21 Sold (MLS) $285,000 PrimeMLS
• 2023-09-18 Pending — PrimeMLS
• 2023-07-04 Contingent — PrimeMLS
• 2023-06-27 Listed $299,900 PrimeMLS

Property tax history

+1.5%/yr

Latest (2025): $4,382 · +3.0% YoY. Source: county tax records.