78 Tebbets Rd · Rochester, NH 03867

$270,000

3 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 2 Days on market

Built 1985 1.37 ac lot Est $468k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a renovation project with tremendous potential? This 1985 Cape sits on a private lot and offers a great opportunity to build equity through updates and improvements. The functional layout features an open-concept kitchen, dining, and living area. Currently configured with one full bathroom on the first floor, the home offers space on the second floor for a potential additional bath. The first floor also includes an office and bonus room, providing flexibility. Three bedrooms are located on the second floor. Outside, enjoy a spacious backyard complete with a large porch and storage shed. The property is being sold as-is and will require cleanout of personal property remaining at

Key facts

• Private lot
• Spacious backyard
• Open-concept kitchen

Tags

• PRIVATE LOT
• OPEN-CONCEPT KITCHEN
• SPACIOUS BACKYARD
• LARGE PORCH
• STORAGE SHED
• INSPECTED SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Private septic; Private water; 200 Amp service with circuit breakers; Cable internet available
• Home design: Cape-style home; Existing construction; Tan exterior; Architectural shingle roof
• Construction: Wood frame construction; Built in 1985; Full unfinished basement with concrete floor, bulkhead access, interior stairs and storage
• Exterior features: Country setting; Dirt driveway; Public maintained road frontage (approx. 160' frontage)

Interior

• Kitchen: Eat-in kitchen; Electric range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms (two on second level, one on first level); Bonus room (first level); Office/Study (first level)
• Flooring: Combination
• Bathrooms: One full bathroom (first level)
• Interior features: 8 total rooms; Combination flooring
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $16 ($198/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (6.2% below list).
• Recommended offer: $253k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: William Allen School (math 44% / reading 24%, grade F, #179 of 263 statewide, top 71%, 281 students, 55% 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 41% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 39% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $253,141 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $468,468
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Lowell St	0.50mi	3/2.0	1,568 (-4%)	0mo	$460,000	$293	65
239 Old Dover Rd	0.39mi	3/1.0	1,550 (-5%)	18mo	$424,900	$274	58
8 Susan Ln	0.70mi	3/2.0	1,550 (-5%)	8mo	$520,100	$336	48
30 Hayes Hill Rd	0.22mi	3/2.5	1,858 (+13%)	22mo	$525,000	$283	43
110 Old Dover Rd	0.68mi	3/1.5	1,414 (-14%)	7mo	$405,000	$286	38

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-39,446
• Equity at exit: $40,258

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-19,318
• Equity at exit: $23,345

Cash invested: $75,600 (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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 109
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$455 /mo · $5,459/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $16

Break-even live

Break-even rent $2,511

Max offer price $270,000

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $93	+0% $16	+5% $-60	+10% $-136
Rent	-10% $-183	-5% $-84	+0% $16	+5% $116	+10% $216
Rate	-1.0pp $152	-0.5pp $85	base $16	+0.5pp $-53	+1.0pp $-125

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-15
   status $270,000 Pending 2 DOM
2. 2026-06-15
   days on market $270,000 Active 2 DOM
3. 2026-06-13
   statusdays on market $270,000 Active 1 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $270,000 Coming Soon 2 DOM

ⓘ 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: $5,459 · $455/mo
• Projected year-2 tax: $5,672 · $473/mo
• Expected delta: +$214/yr (+$18/mo · 3.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 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: $30,377
• − Mortgage interest: −$15,124
• − Property taxes: −$5,459
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$7,855
• Taxable loss: −$4,271
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,223/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
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-13 Listed $270,000 PrimeMLS
• 2026-06-10 Coming Soon $270,000 PrimeMLS

Property tax history

+1.9%/yr

Latest (2025): $5,459 · +3.0% YoY. Source: county tax records.