19 Orange St · Nashua, NH 03064

$699,000

None bd · 35.0 ba · 2,405 sqft · MultiFamily public records · 69 Days on market

Built 1900 5,662 sqft lot $291/sqft · 38% above area Est $506k · 38% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

In the heart of the historic district and standing proudly in front of Foster Square is a 7 unit apartment bldg comprised of 4- 2 room efficiencies and 3- 1 room efficiencies with shared bath. Tenants have been there an average of approx. 10-20 years. Rents below market value & being raised $50 each for June 2026. Parking for 3+ cars. Walking distance to all amenities downtown. Slate roof, large wrap around porch. Lots of potential. OPEN HOUSE Thursday, 4/16/26 2-4 p. m.

Key facts

• 5,662 sq ft lot
• Built 1900
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4×2bd/1ba + 3×1bd/1ba units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $5k ($54k/yr) — positive. Per door: $644/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $699k).
• Recommended offer: $657k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: Rents rising (+2.2%/yr); 45 active listings in the ZIP; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $11,619/mo this rent would consume 145% of the median local household income ($96k/yr) (locally 453% 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $196k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $160k; list at $699k implies a 337% gain — meaningful room to come down on a strong offer.

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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $657,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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. 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: 1.66% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (median comp): $506,299
• List price: $699,000
• Delta: 38.06%
• 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
12 Dow St	0.10mi	—/—	2,256 (-6%)	9mo	$200,000	$89	78
48 Temple St	0.30mi	—/—	2,613 (+9%)	11mo	$675,000	$258	62
13 Norton St	0.10mi	5/2.0	2,299 (-4%)	9mo	$515,000	$224	61
10 Green St	0.30mi	6/4.0	2,280 (-5%)	1mo	$634,000	$278	57
94 Chandler St	0.36mi	8/3.0	2,399 (-0%)	12mo	$670,000	$279	53
24 24.5 Cedar St	0.49mi	6/3.0	2,544 (+6%)	10mo	$475,000	$187	39
3-5 Howard St	0.54mi	5/3.0	2,560 (+6%)	9mo	$575,000	$225	37
11 Amory St	0.58mi	5/3.0	2,165 (-10%)	1mo	$500,000	$231	36
3 Kinsley St	0.65mi	6/2.0	2,488 (+4%)	12mo	$610,000	$245	34
14 Kinsley St	0.70mi	5/1.0	2,631 (+9%)	9mo	$570,000	$217	24
89 Walnut St	0.63mi	6/4.0	2,660 (+11%)	11mo	$650,000	$244	24
75-77 Chestnut St	0.69mi	6/2.0	2,065 (-14%)	10mo	$535,000	$259	16

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 · 2.23% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.84×
• Total profit: $164,922
• Equity at exit: $104,223

10-year hold

• IRR: 28.5%
• Equity multiple: 3.44×
• Total profit: $477,450
• Equity at exit: $60,437

Cash invested: $195,720 (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 03064

• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 33.6×

Monthly cashflow live

• Estimated rent: $11,619 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$715 /mo · $8,583/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,440
• Net cashflow: $4,507

Break-even live

Break-even rent $5,914

Max offer price $699,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,928
▸ 3× units	1	1	$4,692
Total (7 units)			$11,619

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $699,000 Active 69 DOM
2. 2026-06-18
   price $699,000 Active 68 DOM
3. 2026-06-17
   days on market $725,000 Active 68 DOM
4. 2026-06-16
   days on market $725,000 Active 67 DOM
5. 2026-06-15
   days on market $725,000 Active 66 DOM
6. 2026-06-14
   days on market $725,000 Active 64 DOM
7. 2026-06-10
   days on market $725,000 Active 61 DOM
8. 2026-06-09
   days on market $725,000 Active 60 DOM
9. 2026-06-08
   days on market $725,000 Active 59 DOM
10. 2026-06-07
    days on market $725,000 Active 58 DOM
11. 2026-06-03
    days on market $725,000 Active 54 DOM
12. 2026-06-02
    days on market $725,000 Active 53 DOM
13. 2026-06-01
    days on market $725,000 Active 52 DOM
14. 2026-05-31
    days on market $725,000 Active 51 DOM
15. 2026-05-30
    days on market $725,000 Active 50 DOM
16. 2026-04-14
    status Active 481-char remark

    Show marketing remark (481 chars)

    In the heart of the historic district and standing proudly in front of Foster Square is a 7 unit apartment bldg comprised of 4- 2 room efficiencies and 3- 1 room efficiencies with shared bath. Tenants have been there an average of approx. 10-20 years. Rents below market value & being raised $50 each for June 2026. Parking for 3+ cars. Walking distance to all amenities downtown. Slate roof, large wrap around porch. Lots of potential. OPEN HOUSE Thursday, 4/16/26 2-4 p. m.

17. 2026-04-12
    historical Active with Contract 481-char remark

    Show marketing remark (481 chars)

    In the heart of the historic district and standing proudly in front of Foster Square is a 7 unit apartment bldg comprised of 4- 2 room efficiencies and 3- 1 room efficiencies with shared bath. Tenants have been there an average of approx. 10-20 years. Rents below market value & being raised $50 each for June 2026. Parking for 3+ cars. Walking distance to all amenities downtown. Slate roof, large wrap around porch. Lots of potential. OPEN HOUSE Thursday, 4/16/26 2-4 p. m.

18. 2026-04-10
    listed $725,000 Active 481-char remark

    Show marketing remark (481 chars)

    In the heart of the historic district and standing proudly in front of Foster Square is a 7 unit apartment bldg comprised of 4- 2 room efficiencies and 3- 1 room efficiencies with shared bath. Tenants have been there an average of approx. 10-20 years. Rents below market value & being raised $50 each for June 2026. Parking for 3+ cars. Walking distance to all amenities downtown. Slate roof, large wrap around porch. Lots of potential. OPEN HOUSE Thursday, 4/16/26 2-4 p. m.

19. 1999-01-14
    soldstatus $160,000

ⓘ 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: $8,583 · $715/mo
• Projected year-2 tax: $11,911 · $993/mo
• Expected delta: +$3,328/yr (+$277/mo · 38.8%)

ⓘ 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 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: $139,428
• − Mortgage interest: −$39,155
• − Property taxes: −$8,583
• − Insurance: −$3,495
• − Repairs & maintenance: −$11,154
• − Management: −$11,154
• − Depreciation: −$20,335
• Taxable income: $45,552
• Est. tax owed @ 24.0%: −$10,933
• After-tax cash flow: $43,150/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): 14,391
• Household income: $96,393
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 453.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 1%
• Common ancestry: Lithuanian 10% Slovak 4% Romanian 2%
• Foreign-born: 11% · Canada, Philippines, China
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -167.44%
• Current HPI: 308.7733
• Rent YoY: ▲ 2.23%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+353.1% since first listed

4 events — show timeline

• 2026-04-14 Relisted — PrimeMLS
• 2026-04-12 Contingent — PrimeMLS
• 2026-04-10 Listed $725,000 PrimeMLS
• 1999-01-14 Sold (Public Records) $160,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $8,583 · +5.8% YoY. Source: county tax records.