14 Mulberry St · Nashua, NH 03061

$675,000

5 bd · 4.0 ba · 2,962 sqft · MultiFamily public records · 91 Days on market

Built 1868 3,920 sqft lot $228/sqft · 16% above area Est $580k · 16% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Livability +4.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

Key facts

• Updated units
• Separate utilities
• De-leaded

Tags

• UPDATED UNITS
• REPLACEMENT WINDOWS
• 2016 ROOF
• DE-LEADED
• SEPARATE UTILITIES
• FULL WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $445/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $675k).
• Recommended offer: $614k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% 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: 1 active listings in the ZIP; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($5k loan paydown + $20k appreciation (3.0% local appreciation)).
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $189k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($614k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $328k; list at $675k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1868 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $614,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 1868 — 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. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $580,357
• List price: $675,000
• Delta: 16.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9-11 Mason St	0.38mi	6/2.0 (+1)	2,916 (-2%)	3mo	$580,000	$199	64
64 Bowers St	0.46mi	6/3.0 (+1)	2,947 (-0%)	5mo	$640,000	$217	64
14 Kinsley St	0.06mi	5/1.0	2,631 (-11%)	9mo	$570,000	$217	59
121 Palm St	0.37mi	4/3.0 (-1)	2,720 (-8%)	6mo	$445,000	$164	55
32 Blossom St	0.47mi	6/2.0 (+1)	2,912 (-2%)	10mo	$645,000	$221	54
23 Harvard St	0.71mi	5/2.0	2,829 (-4%)	0mo	$425,000	$150	51
20 + 22 Wilder St	0.36mi	5/2.0	2,550 (-14%)	3mo	$525,000	$206	49
19.5 Balcom St #16	0.58mi	6/2.0 (+1)	2,874 (-3%)	7mo	$600,000	$209	49
24 24.5 Cedar St	0.21mi	6/3.0 (+1)	2,544 (-14%)	10mo	$475,000	$187	49
112 Kinsley St	0.58mi	5/3.0	3,319 (+12%)	9mo	$589,000	$177	42
3-5 Howard St	0.55mi	5/3.0	2,560 (-14%)	9mo	$575,000	$225	40
84 Bowers St	0.61mi	6/2.0 (+1)	2,536 (-14%)	4mo	$600,000	$237	31

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: 15.4%
• Equity multiple: 1.88×
• Total profit: $166,466
• Equity at exit: $303,509

10-year hold

• IRR: 17.1%
• Equity multiple: 3.51×
• Total profit: $473,534
• Equity at exit: $467,744

Cash invested: $189,000 (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 03061

• Active inventory: 1
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $7,485 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$756 /mo · $9,073/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,572
• Net cashflow: $1,336

Break-even live

Break-even rent $5,794

Max offer price $675,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,718	-5% $1,527	+0% $1,336	+5% $1,145	+10% $954
Rent	-10% $745	-5% $1,040	+0% $1,336	+5% $1,632	+10% $1,927
Rate	-1.0pp $1,676	-0.5pp $1,508	base $1,336	+0.5pp $1,161	+1.0pp $983

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$7,485
Total (3 units)			$7,485

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $675,000 Active 91 DOM
2. 2026-06-17
   days on market $675,000 Active 90 DOM
3. 2026-06-16
   days on market $675,000 Active 89 DOM
4. 2026-06-15
   days on market $675,000 Active 88 DOM
5. 2026-06-14
   days on market $675,000 Active 86 DOM
6. 2026-06-10
   days on market $675,000 Active 83 DOM
7. 2026-06-09
   days on market $675,000 Active 82 DOM
8. 2026-06-08
   days on market $675,000 Active 81 DOM
9. 2026-06-07
   days on market $675,000 Active 80 DOM
10. 2026-06-03
    days on market $675,000 Active 76 DOM
11. 2026-06-02
    days on market $675,000 Active 75 DOM
12. 2026-06-01
    days on market $675,000 Active 74 DOM
13. 2026-05-31
    days on market $675,000 Active 73 DOM
14. 2026-05-30
    days on market $675,000 Active 72 DOM
15. 2026-05-04
    status Active 646-char remark

    Show marketing remark (646 chars)

    Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

16. 2026-03-28
    historical Active with Contract 646-char remark

    Show marketing remark (646 chars)

    Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

17. 2026-03-19
    listed $689,000 Active 646-char remark

    Show marketing remark (646 chars)

    Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

18. 2026-03-19
    historical $689,000 646-char remark

    Show marketing remark (646 chars)

    Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

19. 2026-03-19
    listed $689,000 Active 646-char remark

    Show marketing remark (646 chars)

    Back on market — prior agreement did not move forward. Opportunity is back for this well-maintained 3-family investment in Nashua. Property is in good condition with updated units, replacement windows throughout, and a 2016 roof with 35-year architectural shingles. The property has been de-leaded (certificates and report available), offering added peace of mind. Additional highlights include separate utilities, a full walk-up attic providing valuable storage space, and a solid layout appealing to both investors and owner-occupants. A great opportunity to acquire a multi-family with strong fundamentals in a desirable Nashua location.

20. 2019-12-31
    soldstatus $328,000 Closed 325-char remark

    Show marketing remark (325 chars)

    Investors take NOTICE!!!! Beautiful 3 Family Investment Opportunity! Extra large 1st floor unit with 3 bedrooms and 2 full baths could make a great owner occupied option. Currently this building has very stable tenants, Great rents! New roof 35 year architectural Shingles. Will need at least 24 hour notice to show. Showings

21. 2019-12-31
    soldstatus $328,000

    Show marketing remark (325 chars)

    Investors take NOTICE!!!! Beautiful 3 Family Investment Opportunity! Extra large 1st floor unit with 3 bedrooms and 2 full baths could make a great owner occupied option. Currently this building has very stable tenants, Great rents! New roof 35 year architectural Shingles. Will need at least 24 hour notice to show. Showings

22. 2019-11-20
    historical Active with Contract 325-char remark

    Show marketing remark (325 chars)

    Investors take NOTICE!!!! Beautiful 3 Family Investment Opportunity! Extra large 1st floor unit with 3 bedrooms and 2 full baths could make a great owner occupied option. Currently this building has very stable tenants, Great rents! New roof 35 year architectural Shingles. Will need at least 24 hour notice to show. Showings

23. 2019-11-12
    listed $329,900 Active 325-char remark

    Show marketing remark (325 chars)

    Investors take NOTICE!!!! Beautiful 3 Family Investment Opportunity! Extra large 1st floor unit with 3 bedrooms and 2 full baths could make a great owner occupied option. Currently this building has very stable tenants, Great rents! New roof 35 year architectural Shingles. Will need at least 24 hour notice to show. Showings

24. 2019-10-11
    price $337,900
25. 2019-09-04
    price $339,900
26. 2005-05-23
    soldstatus $260,000
27. 2005-02-05
    listed $255,000

ⓘ 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: $9,073 · $756/mo
• Projected year-2 tax: $11,894 · $991/mo
• Expected delta: +$2,821/yr (+$235/mo · 31.1%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 16 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: $89,820
• − Mortgage interest: −$37,810
• − Property taxes: −$9,073
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,186
• − Management: −$7,186
• − Depreciation: −$19,636
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $14,700/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+170.2% since first listed

13 events — show timeline

• 2026-05-04 Relisted — PrimeMLS
• 2026-03-28 Contingent — PrimeMLS
• 2026-03-19 Listed $689,000 PrimeMLS
• 2026-03-19 Coming Soon $689,000 PrimeMLS
• 2026-03-19 Listed $689,000 PrimeMLS
• 2019-12-31 Sold (Public Records) $328,000 Public Records
• 2019-12-31 Sold (MLS) $328,000 PrimeMLS
• 2019-11-20 Contingent — PrimeMLS
• 2019-11-12 Listed $329,900 PrimeMLS
• 2019-10-11 Price Changed $337,900 PrimeMLS
• 2019-09-04 Price Changed $339,900 PrimeMLS
• 2005-05-23 Sold (MLS) $260,000 PrimeMLS
• 2005-02-05 Listed $255,000 PrimeMLS

Property tax history

+5.7%/yr

Latest (2025): $9,073 · +5.8% YoY. Source: county tax records.