69 Chestnut Hill Rd · Rochester, NH 03867

$500,000

4 bd · 2.0 ba · 2,256 sqft · SingleFamily · 154 Days on market

Built 1881 Good condition 0.52 ac lot $222/sqft · 5% below area Est $526k · 5% under ↓ 2% since listing

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Why this score? — see what drove the F 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 +9.8/15.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Cash flow +3.7/30.0
• Rent growth +3.6/5.0
• Schools +2.9/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 69 Chestnut Hill Road in Rochester! This home is set on a spacious, level lot and features a detached ADU (Accessory Dwelling Unit), which provides exceptional flexibility for multi-generational living, a high-end home office, or potential rental income. This ADU is fully self-contained, featuring its own kitchen with light oak cabinetry, white appliances, and a full bathroom. Inside the main residence, you'll find an inviting interior that seamlessly blends rustic charm with modern updates. The kitchen boasts deep espresso cabinetry, stainless steel appliances, and a stylish tiled backsplash. It opens directly into a character-filled dining space defined by stunning whitewashed brick accent walls, exposed ceiling beams, and industrial-inspired lighting. The home’s flexible floor plan includes three comfortable bedrooms. For added convenience, the main-floor bathroom serves as a laundry room. Outdoor living is equally impressive at this Rochester gem. Enjoy the fresh air in the private screened-in porch or host evening gatherings on the covered deck. The expansive backyard is a haven for play and relaxation, complete with a playground area and a dedicated storage shed. This move-in-ready property offers unparalleled versatility and style in a desirable location!

Key facts

• 0.52 acre lot
• Built 1881
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (49.6% below list).
• Recommended offer: $252k (49.6% below list) — sets the bar for 1% rule.

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: Chamberlain Street School (math 24% / reading 27%, grade F, #227 of 263 statewide, top 86%, 298 students, 45% 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 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 210 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 38% 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 $3k of loan paydown is wiped out by about $15k 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

• It's been on market 154 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,796 (49.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.50% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (median comp): $526,325
• List price: $500,000
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Chestnut Hill Rd	0.13mi	3/1.0 (-1)	2,400 (+6%)	3mo	$450,000	$188	72
31 Rangeway Dr	0.42mi	3/2.5 (-1)	2,117 (-6%)	3mo	$610,000	$288	61
8 Beauview St	0.56mi	3/2.0 (-1)	2,043 (-9%)	2mo	$489,900	$240	51
22 Deerfield Ct	0.37mi	4/2.0	2,520 (+12%)	19mo	$460,000	$183	47
44 Dewey St	0.61mi	4/2.0	1,934 (-14%)	1mo	$382,000	$198	47
79 Millers Farm Dr	0.26mi	3/2.5 (-1)	1,923 (-15%)	11mo	$530,000	$276	47
3 Patton St	0.73mi	3/2.0 (-1)	2,106 (-7%)	15mo	$400,000	$190	37

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: -38.3%
• Equity multiple: -0.22×
• Total profit: $-171,238
• Equity at exit: $74,552

10-year hold

• IRR: -49.5%
• Equity multiple: -0.83×
• Total profit: $-256,042
• Equity at exit: $43,231

Cash invested: $140,000 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 7 under contract
• Months of supply: 1.7 mo (58%/mo absorbed)
• Median asking: $532,000 ($277/sqft)
• Median days on market: 36 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -15.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 210
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-1,466

Break-even live

Break-even rent $4,374

Max offer price $287,839

Occupancy floor —

Sensitivity live

Price	-10% $-1,121	-5% $-1,293	+0% $-1,466	+5% $-1,639	+10% $-1,812
Rent	-10% $-1,665	-5% $-1,566	+0% $-1,466	+5% $-1,367	+10% $-1,267
Rate	-1.0pp $-1,214	-0.5pp $-1,339	base $-1,466	+0.5pp $-1,596	+1.0pp $-1,728

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: $125,000
• Closing costs: $15,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 N Main St Rochester, NH	3.0	2.0	1645	$2,750	$1.67	114d	1	0.80mi
5 Pleasant St Rochester, NH	4.0	1.5	1900	$2,395	$1.26	3d	1	0.82mi
51 Eastern Ave Rochester, NH	3.0	2.0	1957	$3,295	$1.68	146d	1	0.93mi
43 Summer St Rochester, NH	3.0	2.0	1760	$2,000	$1.14	85d	1	1.00mi
42 Ebony Dr Rochester, NH	3.0	2.0	1800	$1,200	$0.67	119d	1	1.07mi
21 Knight St Apt 2 Rochester, NH	4.0	1.0	2200	$2,100	$0.95	35d	1	1.45mi
21 Knight St Apt 2 Rochester, NH	4.0	1.0	2200	$2,100	$0.95	29d	1	1.45mi

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public waterPublic sewerCircuit breaker electrical serviceHigh-speed internet availableCable available
• Home design: Cape / Ranch styleExisting structureBuilt in 1881
• Construction: Wood frame constructionMetal and asphalt shingle roofCrawl space and full basement
• Exterior features: Level lotPaved drivewayPublic road frontage

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: CarpetHardwoodLaminateTile
• Bathrooms: One full bathroomOne three-quarter bathroom
• Heating & cooling: Oil-fired hot water heating
• Interior features: Six total roomsCrawl space and full basement with interior access

Listing history 50 events

1. 2026-09-19
   days on market $500,000 Active 154 DOM
2. 2026-09-18
   days on market $500,000 Active 153 DOM
3. 2026-09-17
   days on market $500,000 Active 152 DOM
4. 2026-09-16
   days on market $500,000 Active 151 DOM
5. 2026-09-15
   days on market $500,000 Active 150 DOM
6. 2026-09-14
   days on market $500,000 Active 149 DOM
7. 2026-09-13
   days on market $500,000 Active 148 DOM
8. 2026-09-12
   days on market $500,000 Active 147 DOM
9. 2026-09-11
   days on market $500,000 Active 146 DOM
10. 2026-09-05
    days on market $500,000 Active 140 DOM
11. 2026-09-04
    days on market $500,000 Active 139 DOM
12. 2026-09-03
    days on market $500,000 Active 138 DOM
13. 2026-08-31
    days on market $500,000 Active 135 DOM
14. 2026-08-30
    days on market $500,000 Active 134 DOM
15. 2026-08-29
    days on market $500,000 Active 133 DOM
16. 2026-08-28
    days on market $500,000 Active 132 DOM
17. 2026-08-27
    days on market $500,000 Active 131 DOM
18. 2026-08-26
    days on market $500,000 Active 130 DOM
19. 2026-08-25
    days on market $500,000 Active 129 DOM
20. 2026-08-24
    days on market $500,000 Active 128 DOM
21. 2026-08-23
    days on market $500,000 Active 127 DOM
22. 2026-08-22
    days on market $500,000 Active 126 DOM
23. 2026-08-21
    days on market $500,000 Active 125 DOM
24. 2026-08-20
    days on market $500,000 Active 124 DOM
25. 2026-08-19
    days on market $500,000 Active 123 DOM
26. 2026-08-18
    days on market $500,000 Active 122 DOM
27. 2026-08-17
    days on market $500,000 Active 121 DOM
28. 2026-08-16
    days on market $500,000 Active 120 DOM
29. 2026-08-15
    days on market $500,000 Active 119 DOM
30. 2026-08-14
    days on market $500,000 Active 118 DOM
31. 2026-08-13
    days on market $500,000 Active 117 DOM
32. 2026-08-12
    days on market $500,000 Active 116 DOM
33. 2026-08-11
    days on market $500,000 Active 115 DOM
34. 2026-08-10
    days on market $500,000 Active 114 DOM
35. 2026-08-09
    days on market $500,000 Active 113 DOM
36. 2026-08-08
    days on market $500,000 Active 112 DOM
37. 2026-08-06
    days on market $500,000 Active 110 DOM
38. 2026-08-05
    days on market $500,000 Active 109 DOM
39. 2026-08-04
    days on market $500,000 Active 108 DOM
40. 2026-08-03
    days on market $500,000 Active 107 DOM
41. 2026-07-31
    days on market $500,000 Active 104 DOM
42. 2026-07-30
    days on market $500,000 Active 103 DOM
43. 2026-07-30
    days on market $500,000 Active 102 DOM
44. 2026-07-28
    days on market $500,000 Active 101 DOM
45. 2026-07-26
    days on market $500,000 Active 99 DOM
46. 2026-07-24
    days on market $500,000 Active 97 DOM
47. 2026-07-23
    days on market $500,000 Active 96 DOM
48. 2026-07-22
    days on market $500,000 Active 95 DOM
49. 2026-07-21
    days on market $500,000 Active 94 DOM
50. 2026-07-20
    days on market $500,000 Active 93 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $30,216
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$14,545
• Taxable loss: −$27,172
• Est. tax savings @ 24.0%: +$6,521
• After-tax cash flow: $-11,073/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 · 0 photos

Good 75/100 Cosmetic rehab Est. rehab $11,280–$33,840 screening

This multi-family home in Rochester, NH, is in good condition with a spacious lot and a fully self-contained ADU. It offers excellent flexibility for multi-generational living or rental income. Minor updates to landscaping and interior paint can further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Fresh paint can make the home more inviting ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Mcclelland School F NH #230/263 Nat'l #30,133/41,679 Middle Rochester Middle School F NH #85/96 Nat'l #11,105/14,009 High Spaulding High School F NH #63/90 Nat'l #8,293/17,239

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

A Composite livability gradescore 84/100

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 · 132,503 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: 11% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

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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

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public waterPublic sewerCircuit breaker electrical serviceHigh-speed internet availableCable available
• Home design: Cape / Ranch styleExisting structureBuilt in 1881
• Construction: Wood frame constructionMetal and asphalt shingle roofCrawl space and full basement
• Exterior features: Level lotPaved drivewayPublic road frontage

Interior

• Kitchen: Electric rangeRefrigerator
• Flooring: CarpetHardwoodLaminateTile
• Bathrooms: One full bathroomOne three-quarter bathroom
• Heating & cooling: Oil-fired hot water heating
• Interior features: Six total roomsCrawl space and full basement with interior access

Price history

-2.0% since first listed

6 events — show timeline

• 2026-05-28 Price Changed $500,000 PrimeMLS
• 2026-05-27 Price Changed $500,000 PrimeMLS
• 2026-04-18 Listed $510,000 PrimeMLS
• 2026-04-18 Listed $510,000 PrimeMLS
• 2026-04-15 Coming Soon $510,000 PrimeMLS
• 2026-04-15 Coming Soon $510,000 PrimeMLS