19 Cross St · Nashua, NH 03064

$450,000

5 bd · 3.0 ba · 3,644 sqft · MultiFamily public records · 128 Days on market

Built 1900 6,098 sqft lot $123/sqft · 22% below area Est $577k · 22% under

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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
• ARV discount +15.0/15.0
• 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
• 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

Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

Key facts

• Paved parking area
• Fenced yard
• 3 unit rental units

Tags

• FENCED YARD
• PAVED PARKING AREA
• 3 UNIT RENTAL UNITS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $897/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $7,485/mo this rent would consume 93% 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 $3k of loan paydown is wiped out by about $14k 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 $126k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $100k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $256k; list at $450k implies a 76% 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 $396,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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: 13.47%
• Cash-on-cash: 25.63%
• DSCR: 2.14
• GRM: 5.0

CMA / ARV

• ARV (median comp): $576,748
• List price: $450,000
• Delta: -21.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-18 Worcester St	0.36mi	6/2.0 (+1)	3,360 (-8%)	16mo	$675,000	$201	48
13-15 Pleasant St	0.56mi	6/3.0 (+1)	3,200 (-12%)	23mo	$542,000	$169	29

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: 18.4%
• Equity multiple: 1.74×
• Total profit: $92,912
• Equity at exit: $67,096

10-year hold

• IRR: 26.2%
• Equity multiple: 3.22×
• Total profit: $279,105
• Equity at exit: $38,908

Cash invested: $126,000 (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 03064

• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $7,485 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$675 /mo · $8,095/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,572
• Net cashflow: $2,691

Break-even live

Break-even rent $4,078

Max offer price $450,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,946	-5% $2,819	+0% $2,691	+5% $2,564	+10% $2,436
Rent	-10% $2,100	-5% $2,396	+0% $2,691	+5% $2,987	+10% $3,283
Rate	-1.0pp $2,918	-0.5pp $2,806	base $2,691	+0.5pp $2,575	+1.0pp $2,456

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-09
   status Pending 229-char remark

   Show marketing remark (229 chars)

   Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

2. 2026-04-25
   price $450,000 229-char remark

   Show marketing remark (229 chars)

   Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

3. 2026-02-19
   price $574,900 229-char remark

   Show marketing remark (229 chars)

   Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

4. 2026-01-02
   price $599,900 229-char remark

   Show marketing remark (229 chars)

   Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

5. 2026-01-01
   listed $550,000 Active 229-char remark

   Show marketing remark (229 chars)

   Great 3 unit is fast to downtown and highway, Fenced yard , paved parking area. City has it as 2 commercial unit(s) and 1 residential unit(s. Currently being used as a 3 unit rental units. SOLD "AS IS" Lot size is 0.36

6. 2003-07-31
   soldstatus $256,000 228-char remark

   Show marketing remark (228 chars)

   3 FAMILY WITH 6 CAR PARKING. ALL SEPERATE UTILITIES. FIRST FL UNIT HAS 4 BDS. NONE OF THE TENANTS HAVE LEASES. OWNER HAS DONE LOTS OF UPGRADES SUCH AS PLUMBING, ROOF, WALLS AND FLOORINGS, LAUNDRY HOOK UPS, 12 HR. NOTICE TO SHOW.

7. 2003-06-25
   historical 228-char remark

   Show marketing remark (228 chars)

   3 FAMILY WITH 6 CAR PARKING. ALL SEPERATE UTILITIES. FIRST FL UNIT HAS 4 BDS. NONE OF THE TENANTS HAVE LEASES. OWNER HAS DONE LOTS OF UPGRADES SUCH AS PLUMBING, ROOF, WALLS AND FLOORINGS, LAUNDRY HOOK UPS, 12 HR. NOTICE TO SHOW.

8. 2003-06-16
   listed $264,900 228-char remark

   Show marketing remark (228 chars)

   3 FAMILY WITH 6 CAR PARKING. ALL SEPERATE UTILITIES. FIRST FL UNIT HAS 4 BDS. NONE OF THE TENANTS HAVE LEASES. OWNER HAS DONE LOTS OF UPGRADES SUCH AS PLUMBING, ROOF, WALLS AND FLOORINGS, LAUNDRY HOOK UPS, 12 HR. NOTICE TO SHOW.

9. 1999-05-28
   soldstatus $145,000
10. 1999-03-19
    historical
11. 1998-10-27
    listed $149,900

ⓘ 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: $8,095 · $675/mo
• Projected year-2 tax: $8,952 · $746/mo
• Expected delta: +$858/yr (+$71/mo · 10.6%)

ⓘ 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: −$25,207
• − Property taxes: −$8,095
• − Insurance: −$2,250
• − Repairs & maintenance: −$7,186
• − Management: −$7,186
• − Depreciation: −$13,091
• Taxable income: $26,806
• Est. tax owed @ 24.0%: −$6,433
• After-tax cash flow: $25,861/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

+200.2% since first listed

11 events — show timeline

• 2026-05-09 Pending — PrimeMLS
• 2026-04-25 Price Changed $450,000 PrimeMLS
• 2026-02-19 Price Changed $574,900 PrimeMLS
• 2026-01-02 Price Changed $599,900 PrimeMLS
• 2026-01-01 Listed $550,000 PrimeMLS
• 2003-07-31 Sold (MLS) $256,000 PrimeMLS
• 2003-06-25 Delisted — PrimeMLS
• 2003-06-16 Listed $264,900 PrimeMLS
• 1999-05-28 Sold (MLS) $145,000 PrimeMLS
• 1999-03-19 Delisted — PrimeMLS
• 1998-10-27 Listed $149,900 PrimeMLS

Property tax history

+4.0%/yr

Latest (2025): $8,095 · +5.8% YoY. Source: county tax records.