1 Amory St · Nashua, NH 03060

$599,950

5 bd · 3.0 ba · 2,130 sqft · MultiFamily public records · 54 Days on market

Built 1900 7,840 sqft lot $282/sqft · 20% above area Est $499k · 20% over ↓ 23% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

Key facts

• New kitchen
• New siding
• New flooring

Tags

• GARDEN STYLE UNITS
• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• NEW PAINTING
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $504/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $582k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+3.1%/yr); 49 active listings in the ZIP; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $7,013/mo this rent would consume 105% of the median local household income ($80k/yr) (locally 1823% 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 $4k of loan paydown is wiped out by about $18k 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 + 3.1% rent growth), your $168k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $581,951 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $498,667
• List price: $599,950
• Delta: 20.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Amory St	0.03mi	5/3.0	2,165 (+2%)	1mo	$500,000	$231	95
107 Allds St	0.40mi	4/2.0 (-1)	2,059 (-3%)	11mo	$420,000	$204	58
10-12 Mulvanity St	0.42mi	6/2.0 (+1)	2,196 (+3%)	11mo	$630,000	$287	57
8 & 8 1/2 Holmes St	0.40mi	5/2.0	1,985 (-7%)	17mo	$515,000	$259	52
58 Temple St	0.36mi	6/3.0 (+1)	1,949 (-8%)	18mo	$525,000	$269	49
13 Norton St	0.57mi	5/2.0	2,299 (+8%)	9mo	$515,000	$224	49
84 Allds	0.55mi	4/2.0 (-1)	2,236 (+5%)	13mo	$638,000	$285	47
102 Lock St	0.31mi	4/2.0 (-1)	1,884 (-12%)	14mo	$465,000	$247	46
6-8 Mulvanity St	0.43mi	6/2.0 (+1)	2,016 (-5%)	23mo	$575,000	$285	42
78 3/4 Lock St	0.35mi	4/2.0 (-1)	1,881 (-12%)	20mo	$428,000	$228	39
35-37 Norton St	0.62mi	5/2.0	1,993 (-6%)	21mo	$530,000	$266	39

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-146
• Equity at exit: $89,454

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $127,156
• Equity at exit: $51,873

Cash invested: $167,986 (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 03060

• Home prices YoY: -27.6%
• Rents YoY: 3.1%
• Active inventory: 49
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $7,013 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$577 /mo · $6,926/yr
• Insurance: −$250
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,473
• Net cashflow: $1,511

Break-even live

Break-even rent $5,100

Max offer price $599,950

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,014
Total (3 units)			$7,013

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: $149,988
• Closing costs: $17,998
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-08
   days on market $599,950 Active 54 DOM
2. 2026-06-07
   days on market $599,950 Active 53 DOM
3. 2026-06-03
   days on market $599,950 Active 49 DOM
4. 2026-06-02
   days on market $599,950 Active 48 DOM
5. 2026-06-01
   days on market $599,950 Active 47 DOM
6. 2026-05-31
   days on market $599,950 Active 46 DOM
7. 2026-05-30
   days on market $599,950 Active 45 DOM
8. 2026-05-12
   price $599,950 986-char remark

   Show marketing remark (986 chars)

   Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

9. 2026-05-12
   status Active 986-char remark

   Show marketing remark (986 chars)

   Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

10. 2026-05-04
    historical 986-char remark

    Show marketing remark (986 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

11. 2026-04-22
    price $624,950 986-char remark

    Show marketing remark (986 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

12. 2026-04-08
    listed $649,900 Active 986-char remark

    Show marketing remark (986 chars)

    Investors, don't miss this excellent investment opportunity! Two adjoining 3-family properties being sold together as one package, sharing the same deed -must be purchased as a single transaction. This is #1 Amory st. All garden style units, with all new kitchens, bathrooms, flooring and new painting. Two units got 2 bedrooms each and one with 1 bedroom. New siding and many other updates done in the last 6 months. Total Anual Gross for both unit together is $132,000 and a very low maintenance for the landlord to take care of. Both property together offers 10+ off-street parking spaces, a rare find for multi-family investments in this area. Tenants pay their own electricity, heat and hot water, reducing owner expenses and maximizing cash flow potential. Conveniently located with strong rental demand, this is an ideal opportunity for investors looking to expand their portfolio with a multi-unit income-producing asset. #3 Amory st mls 5082757 MUST be bought with 1 Amory st.

13. 2025-07-31
    soldstatus $780,000

ⓘ 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: $6,926 · $577/mo
• Projected year-2 tax: $10,002 · $834/mo
• Expected delta: +$3,076/yr (+$256/mo · 44.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% 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 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: $84,156
• − Mortgage interest: −$33,607
• − Property taxes: −$6,926
• − Insurance: −$3,666
• − Repairs & maintenance: −$6,732
• − Management: −$6,732
• − Depreciation: −$17,453
• Taxable income: $9,039
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $15,967/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): 31,657
• Household income: $79,855
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 1823.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 16% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 7% Dominican 7%
• Common ancestry: Lithuanian 8% Romanian 3% Russian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 19% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -130.94%
• Current HPI: 342.7565
• Rent YoY: ▲ 3.11%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

-23.1% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $599,950 PrimeMLS
• 2026-05-12 Relisted — PrimeMLS
• 2026-05-04 Delisted — PrimeMLS
• 2026-04-22 Price Changed $624,950 PrimeMLS
• 2026-04-08 Listed $649,900 PrimeMLS
• 2025-07-31 Sold (Public Records) $780,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $6,926 · +5.9% YoY. Source: county tax records.