2733 Dartmouth College Hwy · Haverhill, NH 03774

$1,495,000

17 bd · 13.0 ba · 7,159 sqft · MultiFamily public records · 75 Days on market

Built 1900 0.34 ac lot

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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 MLS

Attention investors—this is a high-yield multifamily opportunity in Grafton County featuring 13 residential units with strong in-place cash flow and additional upside potential. Currently operating at a 8.25% CAP rate, the property offers immediate income along with the ability to further enhance returns through targeted improvements and rental growth. Investment Highlights: * Unit Count: 13 units * CAP Rate: 8.25% (in-place) * Tenant Profile: Mix of long-term and newer tenants * Management: Professional property management in place Property Features: * Durable metal roof * Low-maintenance vinyl siding * Updated fire egresses * New common area flooring * On-site parking for tenants * Value-Add Potential Showing Instructions: Limited tours / group showings only; Contact agent to schedule; No seller financing available

Key facts

• Durable metal roof
• 13 residential units
• Immediate income

Tags

• 13 RESIDENTIAL UNITS
• STRONG IN-PLACE CASH FLOW
• IMMEDIATE INCOME
• TARGETED IMPROVEMENTS
• RENTAL GROWTH
• DURABLE METAL ROOF

What this means for you Summary

Snapshot

• This is a 17-bed/13.0-bath multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $160k of equity ($10k loan paydown + $150k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $419k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$257k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 5y ago; this cycle's ask is 127134% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $725k; list at $1.50M implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,405,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $1,057,034
• Equity at exit: $1,346,814

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $2,920,279
• Equity at exit: $2,904,456

Cash invested: $418,600 (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 03774

• Home prices YoY: 3.2%
• Active inventory: 21
• Price-to-rent: 99.7×

Monthly cashflow live

• Estimated rent: $16,250 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$553 /mo · $6,640/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,412
• Net cashflow: $3,821

Break-even live

Break-even rent $11,413

Max offer price $1,495,000

Occupancy floor 71%

Sensitivity live

Price	-10% $4,668	-5% $4,244	+0% $3,821	+5% $3,398	+10% $2,975
Rent	-10% $2,538	-5% $3,179	+0% $3,821	+5% $4,463	+10% $5,105
Rate	-1.0pp $4,574	-0.5pp $4,202	base $3,821	+0.5pp $3,434	+1.0pp $3,040

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

Units	Beds	Baths	Est. rent
▸ 13× units	1	1	$16,250
Total (13 units)			$16,250

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $1,495,000 Active 75 DOM
2. 2026-06-18
   days on market $1,495,000 Active 73 DOM
3. 2026-06-17
   days on market $1,495,000 Active 72 DOM
4. 2026-06-16
   days on market $1,495,000 Active 71 DOM
5. 2026-06-15
   days on market $1,495,000 Active 70 DOM
6. 2026-06-13
   days on market $1,495,000 Active 68 DOM
7. 2026-06-12
   days on market $1,495,000 Active 67 DOM
8. 2026-06-09
   days on market $1,495,000 Active 64 DOM
9. 2026-06-08
   days on market $1,495,000 Active 63 DOM
10. 2026-06-07
    days on market $1,495,000 Active 62 DOM
11. 2026-06-07
    days on market $1,495,000 Active 61 DOM
12. 2026-06-04
    days on market $1,495,000 Active 58 DOM
13. 2026-06-02
    days on market $1,495,000 Active 57 DOM
14. 2026-06-01
    days on market $1,495,000 Active 56 DOM
15. 2026-05-31
    days on market $1,495,000 Active 55 DOM
16. 2026-04-24
    historical $1,175
17. 2026-04-23
    listed $1,175
18. 2026-04-06
    listed $1,495,000 Active 852-char remark

    Show marketing remark (852 chars)

    Attention investors—this is a high-yield multifamily opportunity in Grafton County featuring 13 residential units with strong in-place cash flow and additional upside potential. Currently operating at a 8.25% CAP rate, the property offers immediate income along with the ability to further enhance returns through targeted improvements and rental growth. Investment Highlights: * Unit Count: 13 units * CAP Rate: 8.25% (in-place) * Tenant Profile: Mix of long-term and newer tenants * Management: Professional property management in place Property Features: * Durable metal roof * Low-maintenance vinyl siding * Updated fire egresses * New common area flooring * On-site parking for tenants * Value-Add Potential Showing Instructions: Limited tours / group showings only; Contact agent to schedule; No seller financing available

19. 2026-04-03
    price $1,600
20. 2026-01-24
    listed $1,650
21. 2025-11-14
    historical $1,150
22. 2025-11-13
    listed $1,150
23. 2025-11-05
    historical $1,150
24. 2025-10-25
    price $1,150
25. 2025-10-07
    listed $1,200
26. 2025-07-14
    historical $1,300
27. 2025-06-10
    price $1,530,000
28. 2025-05-28
    listed $1,300
29. 2025-03-26
    historical $1,200
30. 2025-03-07
    listed $1,200
31. 2025-02-16
    historical $1,250
32. 2024-11-15
    listed $1,250
33. 2024-06-13
    historical $1,500
34. 2024-06-12
    historical $1,500
35. 2024-06-12
    listed $1,500
36. 2024-05-30
    listed $1,500
37. 2024-03-28
    historical $1,150
38. 2024-03-24
    listed $1,150
39. 2024-03-06
    historical $1,150
40. 2024-03-06
    listed $1,150
41. 2024-02-12
    historical $1,150
42. 2024-01-31
    listed $1,150
43. 2024-01-09
    historical $1,200
44. 2024-01-05
    listed $1,200
45. 2023-12-07
    historical $1,350
46. 2023-12-01
    listed $1,350
47. 2023-11-14
    historical $1,325
48. 2023-10-16
    listed $1,325
49. 2023-01-06
    soldstatus $725,000 Closed
50. 2022-10-12
    status Pending

ⓘ 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: $6,640 · $553/mo
• Projected year-2 tax: $19,616 · $1,635/mo
• Expected delta: +$12,976/yr (+$1,081/mo · 195.4%)

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

Taxation est. · year 1

• Rental income: $195,000
• − Mortgage interest: −$83,743
• − Property taxes: −$6,640
• − Insurance: −$7,475
• − Repairs & maintenance: −$15,600
• − Management: −$15,600
• − Depreciation: −$43,491
• Taxable income: $22,451
• Est. tax owed @ 24.0%: −$5,388
• After-tax cash flow: $40,467/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: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Haverhill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Haverhill, NH
• Population (ZIP): 1,606

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Native American 1%
• Common ancestry: Lithuanian 17% Serbian 3% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.75%
• Current HPI: 375.7663
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-99.9% since first listed

43 events — show timeline

• 2026-04-24 Rental Removed $1,175 RENTALBEAST
• 2026-04-23 Listed for Rent $1,175 RENTALBEAST
• 2026-04-06 Listed $1,495,000 PrimeMLS
• 2026-04-03 Price Changed $1,600 RENTALBEAST
• 2026-01-24 Listed for Rent $1,650 RENTALBEAST
• 2025-11-14 Rental Removed $1,150 RENTALBEAST
• 2025-11-13 Listed for Rent $1,150 RENTALBEAST
• 2025-11-05 Rental Removed $1,150 RENTALBEAST
• 2025-10-25 Price Changed $1,150 RENTALBEAST
• 2025-10-07 Listed for Rent $1,200 RENTALBEAST
• 2025-07-14 Rental Removed $1,300 LEASESTAR
• 2025-06-10 Price Changed $1,530,000 PrimeMLS
• 2025-05-28 Listed for Rent $1,300 LEASESTAR
• 2025-03-26 Rental Removed $1,200 LEASESTAR
• 2025-03-07 Listed for Rent $1,200 LEASESTAR
• 2025-02-16 Rental Removed $1,250 LEASESTAR
• 2024-11-15 Listed for Rent $1,250 LEASESTAR
• 2024-06-13 Rental Removed $1,500 LEASESTAR
• 2024-06-12 Rental Removed $1,500 LEASESTAR
• 2024-06-12 Listed for Rent $1,500 LEASESTAR
• 2024-05-30 Listed for Rent $1,500 LEASESTAR
• 2024-03-28 Rental Removed $1,150 LEASESTAR
• 2024-03-24 Listed for Rent $1,150 LEASESTAR
• 2024-03-06 Rental Removed $1,150 LEASESTAR
• 2024-03-06 Listed for Rent $1,150 LEASESTAR
• 2024-02-12 Rental Removed $1,150 LEASESTAR
• 2024-01-31 Listed for Rent $1,150 LEASESTAR
• 2024-01-09 Rental Removed $1,200 LEASESTAR
• 2024-01-05 Listed for Rent $1,200 LEASESTAR
• 2023-12-07 Rental Removed $1,350 LEASESTAR
• 2023-12-01 Listed for Rent $1,350 LEASESTAR
• 2023-11-14 Rental Removed $1,325 LEASESTAR
• 2023-10-16 Listed for Rent $1,325 LEASESTAR
• 2023-01-06 Sold (MLS) $725,000 PrimeMLS
• 2022-10-12 Pending — PrimeMLS
• 2022-09-09 Price Changed $799,000 PrimeMLS
• 2022-08-12 Relisted — PrimeMLS
• 2022-08-06 Pending — PrimeMLS
• 2022-06-16 Listed $899,000 PrimeMLS
• 2021-08-26 Sold (MLS) $550,000 PrimeMLS
• 2021-06-22 Pending — PrimeMLS
• 2021-06-22 Price Changed $675,000 PrimeMLS
• 2021-06-14 Listed $825,000 PrimeMLS

Property tax history

+7.2%/yr

Latest (2015): $6,640 · +7.2% YoY. Source: county tax records.