22 Tokanel Rd · Londonderry, NH 03087

$589,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 5 Days on market

Built 1975 0.71 ac lot Est $461k · 28% over

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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).

• Cash flow +7.1/30.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

Key facts

• Brand new appliances
• New oil tank
• Recessed lighting

Tags

• UPDATED PRIMARY BEDROOM
• FRESHLY RENOVATED BATH
• BRAND NEW APPLIANCES
• RECESSED LIGHTING
• NEW ROOF
• NEW OIL TANK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $590k.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $440k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $391k (33.8% below list).
• Recommended offer: $391k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.5% in Londonderry — 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 80/100 on livability (#16 in NH, #1,834 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Windham School District (rural): math 64% / reading 74% proficiency, ranked #8 of 98 in NH (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Golden Brook Elementary School (math 64% / reading 65%, grade B, #26 of 263 statewide, top 11%, 1,098 students, 3% FRL); Windham Middle School (math 66% / reading 76%, grade A, #7 of 96 statewide, top 6%, 438 students, 2% FRL); Windham High School (math 60% / reading 75%, grade B, #10 of 90 statewide, top 11%, 1,055 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.
• Current owner paid $474k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,571 (33.8% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $461,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Rock Pond Rd	0.40mi	2/1.0 (-1)	1,436 (+14%)	7mo	$525,000	$366	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-149,561
• Equity at exit: $87,956

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-199,816
• Equity at exit: $51,004

Cash invested: $165,172 (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 03087

• Active inventory: 65
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,906 medium
• Mortgage (P&I): −$3,093
• Tax from tax record: −$593 /mo · $7,118/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $-847

Break-even live

Break-even rent $4,978

Max offer price $440,283

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-680	+0% $-847	+5% $-1,014	+10% $-1,181
Rent	-10% $-1,155	-5% $-1,001	+0% $-847	+5% $-693	+10% $-538
Rate	-1.0pp $-550	-0.5pp $-697	base $-847	+0.5pp $-1,000	+1.0pp $-1,155

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   listed $589,900 Active
3. 2023-03-07
   soldstatus $474,000
4. 2023-03-03
   soldstatus $474,000 Closed 1058-char remark

   Show marketing remark (1058 chars)

   This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

5. 2023-02-01
   historical Active with Contract 1058-char remark

   Show marketing remark (1058 chars)

   This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

6. 2023-01-25
   status Active 1058-char remark

   Show marketing remark (1058 chars)

   This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

7. 2023-01-23
   status Pending 1058-char remark

   Show marketing remark (1058 chars)

   This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

8. 2023-01-19
   listed $469,000 Active 1058-char remark

   Show marketing remark (1058 chars)

   This is the first time this one-owner home has been available for sale. Located in a quiet, walkable neighborhood just minutes from Golden Brook School, don't miss your opportunity to live in beautiful Windham at this price! This home was custom built by the original owners for themselves and their 5 children and features many unique qualities that are not typically found in similar style houses. Don't let the square footage fool you, this home feels spacious with high ceilings and plenty of light throughout. Need extra space? Downstairs you will find a 3/4 bath and large room, piped for heat and with daylight windows and direct access to the backyard that has never been finished and ready to meet whatever needs you may have. The one car garage is extra deep and has adjacent area for storage. Enjoy your morning coffee on the back deck while you watch the wildlife play in Golden Brook. Nothing to do here but move right in! The home has fresh paint, new carpets, flooring and lighting and is a MUST SEE! Continuing to show for Back-Up offers.

ⓘ 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: $7,118 · $593/mo
• Projected year-2 tax: $9,989 · $832/mo
• Expected delta: +$2,871/yr (+$239/mo · 40.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,869
• − Mortgage interest: −$33,044
• − Property taxes: −$7,118
• − Insurance: −$2,950
• − Repairs & maintenance: −$3,749
• − Management: −$3,749
• − Depreciation: −$17,161
• Taxable loss: −$20,902
• Est. tax savings @ 24.0%: +$5,017
• After-tax cash flow: $-5,147/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: Windham School District
• NCES district ID: 3307170
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 74% ▼ -1.00%
• Median HH income: $113,787
• Composite: 64.6/100
• National rank: #530
• State rank: #8 of 98 in NH

Livability — Londonderry

• Score: 80/100
• State rank: #16
• US rank: #1834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,922

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 (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 3% Russian 3%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 90% English-only · Other Indo-European 4% Chinese 2% Russian/Polish/Slavic 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: ▼ -173.02%
• Current HPI: 315.2202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.8% since first listed

8 events — show timeline

• 2026-04-27 Pending — PrimeMLS
• 2026-04-22 Listed $589,900 PrimeMLS
• 2023-03-07 Sold (Public Records) $474,000 Public Records
• 2023-03-03 Sold (MLS) $474,000 PrimeMLS
• 2023-02-01 Contingent — PrimeMLS
• 2023-01-25 Relisted — PrimeMLS
• 2023-01-23 Pending — PrimeMLS
• 2023-01-19 Listed $469,000 PrimeMLS

Property tax history

+3.1%/yr

Latest (2024): $7,118 · +5.8% YoY. Source: county tax records.