852 Lafayette Rd · Hampton, NH 03842

$989,900

None bd · None ba · 6,206 sqft · MultiFamily · 73 Days on market

Built 1950 0.48 ac lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Exceptional mixed-use opportunity in the heart of Hampton’s business district at 852 Lafayette Road. This well-located property features five units, including four residential apartments and one commercial space, offering strong income potential and versatility for investors or owner-operators. Positioned along a highly visible corridor with steady traffic flow, the property benefits from excellent exposure and accessibility. The residential units provide consistent rental demand, while the commercial space offers flexibility for a variety of business uses. Ample on-site parking and a convenient location near shopping, dining, and major routes enhance the appeal for both tenants and c

Key facts

• Excellent exposure
• Steady traffic flow
• 0.48 acre lot

Tags

• MIXED-USE OPPORTUNITY
• STRONG INCOME POTENTIAL
• HIGHLY VISIBLE CORRIDOR
• STEADY TRAFFIC FLOW
• EXCELLENT EXPOSURE
• AMPLE ON-SITE PARKING

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Circuit breaker electrical system; Cable internet available / Cable at site
• Home design: Multi-unit property (5 units); Wood frame construction; Built in 1950
• Construction: Wood frame construction; Asphalt shingle roof; Built in 1950
• Exterior features: Level lot; Public sewer; Public road frontage (approximately 130 ft); Gravel driveway; Easements present

Interior

• Bedrooms: Five total units with three 2-bedroom units and one 3+ bedroom unit
• Heating & cooling: Natural gas heating; Electric heating
• Interior features: Modified architectural style; Existing structure; Tan exterior color

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $990k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $990k).
• Recommended offer: $931k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.7% in Hampton — 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 79/100 on livability (#19 in NH, #2,140 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, cost of living F.
• Hampton School District (suburban): math 49% / reading 66% proficiency, ranked #19 of 98 in NH (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 113 active listings in the ZIP; solid renter incomes; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).
• At $11,672/mo this rent would consume 147% of the median local household income ($95k/yr) (locally 544% 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 $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $277k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($931k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $930,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1950 — 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 A-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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $7,414
• Equity at exit: $147,597

10-year hold

• IRR: 11.7%
• Equity multiple: 1.97×
• Total profit: $270,122
• Equity at exit: $85,588

Cash invested: $277,172 (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 03842

• Rents YoY: 4.3%
• Active inventory: 113
• Price-to-rent: 35.3×

Monthly cashflow live

• Estimated rent: $11,672 medium
• Mortgage (P&I): −$5,191
• Tax est. 1.5%: −$1,237 /mo · $14,848/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,451
• Net cashflow: $2,380

Break-even live

Break-even rent $8,659

Max offer price $989,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$11,670
Total (5 units)			$11,672

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: $247,475
• Closing costs: $29,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $989,900 Active 73 DOM
2. 2026-06-17
   days on market $989,900 Active 72 DOM
3. 2026-06-16
   days on market $989,900 Active 71 DOM
4. 2026-06-15
   days on market $989,900 Active 70 DOM
5. 2026-06-13
   days on market $989,900 Active 68 DOM
6. 2026-06-09
   days on market $989,900 Active 64 DOM
7. 2026-06-08
   days on market $989,900 Active 63 DOM
8. 2026-06-07
   days on market $989,900 Active 62 DOM
9. 2026-06-04
   days on market $989,900 Active 59 DOM
10. 2026-06-03
    days on market $989,900 Active 58 DOM
11. 2026-06-02
    days on market $989,900 Active 57 DOM
12. 2026-06-01
    days on market $989,900 Active 56 DOM
13. 2026-05-31
    days on market $989,900 Active 55 DOM
14. 2026-04-06
    listed $989,900 Active

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

Taxation est. · year 1

• Rental income: $140,064
• − Mortgage interest: −$55,450
• − Property taxes: −$14,848
• − Insurance: −$4,950
• − Repairs & maintenance: −$11,205
• − Management: −$11,205
• − Depreciation: −$28,797
• Taxable income: $13,609
• Est. tax owed @ 24.0%: −$3,266
• After-tax cash flow: $25,293/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: Hampton School District
• NCES district ID: 3303510
• Math proficiency: 49% ▼ -22.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $71,924
• Composite: 51.03/100
• National rank: #1774
• State rank: #19 of 98 in NH

Livability — Hampton

• Score: 79/100
• State rank: #19
• US rank: #2140

Category grades

Amenities D- Commute F Cost of living F Crime A+ Employment A+ Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, NH
• County: Rockingham County · 137,526 people
• City population: 16,324
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 16,324
• Household income: $95,422
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 544.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -219.75%
• Current HPI: 339.3943
• Rent YoY: ▲ 4.35%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-06 Listed $989,900 PrimeMLS