8A & 8B Jackson St · Nashua, NH 03060

$525,000

None bd · 9.0 ba · 2,925 sqft · MultiFamily · 62 Days on market

Built 1900 Fair condition 3,049 sqft lot $179/sqft · 8% below area Est $571k · 8% under

---

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 +26.7/30.0
• ARV discount +11.1/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• 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

3 Unit multi family next to Merrimack's Farmer's Exchange on Bridge St. - there are 3- 2 bedroom units - 1 unit on 1st flr, 1 unit on 2nd flr & 1 unit townhouse with access to large attic & work space along with basement access. Only 3-4 properties on narrow road. Property has a community deck and small side yard area. Rents are below market value. Tenants pay utilities. Landlord pays water & sewer. Easy access and walking distance to all downtown amenities. 24-48 hours to show. OPEN HOUSE WEDNESDAY 4/15/26 2-4 p. m.

Key facts

• Basement access
• Work space
• Community deck

Tags

• MULTI FAMILY
• COMMUNITY DECK
• LARGE ATTIC
• WORK SPACE
• BASEMENT ACCESS
• SMALL SIDE YARD

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $525k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $457/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $494k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).
• At $6,400/mo this rent would consume 96% 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 $16k 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 $147k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.

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

Recommended offer $493,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.22% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $571,186
• List price: $525,000
• Delta: -8.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Harvard St	0.36mi	5/2.0	2,829 (-3%)	0mo	$425,000	$150	58
9-11 Mason St	0.50mi	6/2.0	2,916 (-0%)	3mo	$580,000	$199	54
48 Temple St	0.54mi	—/—	2,613 (-11%)	11mo	$675,000	$258	48
64 Bowers St	0.57mi	6/3.0	2,947 (+1%)	5mo	$640,000	$217	48
6 Holmes St	0.52mi	6/2.0	2,836 (-3%)	11mo	$499,000	$176	42
7 Lessard St	0.46mi	5/4.0	3,076 (+5%)	15mo	$625,000	$203	38
3-5 Howard St	0.32mi	5/3.0	2,560 (-12%)	9mo	$575,000	$225	37
41-43 WILLIAMS St	0.55mi	8/4.0	3,138 (+7%)	8mo	$649,000	$207	36
84 Bowers St	0.51mi	6/2.0	2,536 (-13%)	4mo	$600,000	$237	31
16 Ridge St	0.44mi	6/2.0	2,595 (-11%)	13mo	$540,000	$208	30
6-12 Williams Ct	0.41mi	—/4.0	2,496 (-15%)	13mo	$500,000	$200	26
30 Shattuck St	0.58mi	7/2.0	2,585 (-12%)	14mo	$710,000	$275	22

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $3,170
• Equity at exit: $78,279

10-year hold

• IRR: 10.3%
• Equity multiple: 1.81×
• Total profit: $118,752
• Equity at exit: $45,392

Cash invested: $147,000 (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 03060

• Home prices YoY: -27.6%
• Rents YoY: 3.1%
• Active inventory: 50
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $6,400 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $1,372

Break-even live

Break-even rent $4,663

Max offer price $525,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,735	-5% $1,554	+0% $1,372	+5% $1,191	+10% $1,009
Rent	-10% $867	-5% $1,120	+0% $1,372	+5% $1,625	+10% $1,878
Rate	-1.0pp $1,637	-0.5pp $1,506	base $1,372	+0.5pp $1,236	+1.0pp $1,098

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,399
Total (3 units)			$6,400

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Ledge St Unit 26B Nashua, NH	2.0	1.0	4000	$1,650	$0.41	22d	1	1.19mi

Listing history 11 events

1. 2026-06-14
   statusdays on market $525,000 Pending 62 DOM
2. 2026-06-10
   days on market $525,000 Active 61 DOM
3. 2026-06-09
   days on market $525,000 Active 60 DOM
4. 2026-06-08
   days on market $525,000 Active 59 DOM
5. 2026-06-07
   days on market $525,000 Active 58 DOM
6. 2026-06-03
   days on market $525,000 Active 54 DOM
7. 2026-06-02
   days on market $525,000 Active 53 DOM
8. 2026-06-01
   days on market $525,000 Active 52 DOM
9. 2026-05-31
   days on market $525,000 Active 51 DOM
10. 2026-05-30
    days on market $525,000 Active 50 DOM
11. 2026-04-10
    listed $525,000 Active 541-char remark

    Show marketing remark (541 chars)

    3 Unit multi family next to Merrimack's Farmer's Exchange on Bridge St. - there are 3- 2 bedroom units - 1 unit on 1st flr, 1 unit on 2nd flr & 1 unit townhouse with access to large attic & work space along with basement access. Only 3-4 properties on narrow road. Property has a community deck and small side yard area. Rents are below market value. Tenants pay utilities. Landlord pays water & sewer. Easy access and walking distance to all downtown amenities. 24-48 hours to show. OPEN HOUSE WEDNESDAY 4/15/26 2-4 p. m.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 93% 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: $76,800
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$3,292
• − Repairs & maintenance: −$6,144
• − Management: −$6,144
• − Depreciation: −$15,273
• Taxable income: $8,665
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $14,388/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 3-unit multi-family property requires moderate renovations, focusing on exterior siding, flooring, and interior walls. Paint and carpet replacements would significantly boost its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn-out carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves living space and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves living space and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-10 Listed $525,000 PrimeMLS