29 Olde Country Village Rd · Londonderry, NH 03053

$340,000

3 bd · 1.5 ba · 1,260 sqft · Condo public records · 6 Days on market

Built 1976 $320/mo HOA · 10% of rent

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Olde Country Village! This charming 2-bedroom, 1.5-bathroom condo offers comfortable, move-in ready living in one of the area's most sought-after communities. The open-concept first floor creates a bright, airy atmosphere perfect for both everyday living and entertaining. The well-appointed kitchen shines with all-new stainless steel appliances, including a refrigerator, dishwasher, range, and microwave — everything you need from day one. Upstairs, a versatile bonus room adapts effortlessly to your lifestyle, whether you envision a home office, craft room, or kids' playroom. The finished basement adds valuable living space with a cozy family room, ideal for movie nights or

Key facts

• Finished basement
• Versatile bonus room
• $320 HOA

Tags

• OPEN CONCEPT FIRST FLOOR
• WELL APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• VERSATILE BONUS ROOM
• FINISHED BASEMENT
• 200 AMP ELECTRICAL PANEL

Property features AI

Finance

• HOA & community: Condo fees apply (monthly fee $320); One-time fee $810 (special assessments); Community amenities include playground, landscaping, and in-ground pool

Exterior

• Parking: Paved driveway
• Utilities: Private water; 220V electric
• Home design: Townhouse; Existing construction; Unit in the Olde Country Village condominium
• Construction: Built in 1976; Vinyl siding; Asphalt shingle roof
• Exterior features: Condo development; Paved driveway; Community sewer

Interior

• Kitchen: Cooktop - Electric; Stove - Electric; Dishwasher; Microwave; Refrigerator
• Bedrooms: Master bedroom (2nd level); Additional bedroom (2nd level)
• Flooring: Ceramic tile; Vinyl plank
• Bathrooms: One full bathroom (2nd level); One half bathroom (1st level)
• Heating & cooling: Propane heating; Electric heating; Wall AC units
• Interior features: Finished walk-up basement; Family room in basement; Living room; Dining room; Bonus room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-63 ($-757/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (4.8% below list).
• Recommended offer: $324k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Londonderry School District (suburban): math 42% / reading 58% proficiency, ranked #27 of 98 in NH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: South Londonderry Elementary School (math 48% / reading 51%, grade D, #97 of 263 statewide, top 42%, 469 students, 15% FRL); Londonderry Middle School (math 32% / reading 56%, grade D, #38 of 96 statewide, top 40%, 890 students, 14% FRL); Londonderry Senior High School (math 48% / reading 74%, grade C+, #18 of 90 statewide, top 20%, 1,386 students, 9% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $163k; list at $340k implies a 109% gain — meaningful room to come down on a strong offer.

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 $323,560 (4.8% 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-58,900
• Equity at exit: $50,695

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-55,595
• Equity at exit: $29,397

Cash invested: $95,200 (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 03053

• Active inventory: 83
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$375 /mo · $4,495/yr
• Insurance: −$142
• HOA: −$320
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-63

Break-even live

Break-even rent $3,316

Max offer price $328,849

Occupancy floor 97%

Sensitivity live

Price	-10% $129	-5% $33	+0% $-63	+5% $-159	+10% $-256
Rent	-10% $-319	-5% $-191	+0% $-63	+5% $65	+10% $192
Rate	-1.0pp $108	-0.5pp $23	base $-63	+0.5pp $-151	+1.0pp $-241

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Griffin Ave Unit A Londonderry, NH	2.0	1.5	1248	$3,200	$2.56	0d	1	1.10mi
22 Lenny Ln Hudson, NH	3.0	2.0	1700	$3,300	$1.94	45d	1	1.48mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-09
   statusdays on market $340,000 Pending 6 DOM
2. 2026-06-08
   days on market $340,000 Active 5 DOM
3. 2026-06-07
   remarks 693-char remark
4. 2026-06-07
   listed $340,000 Active 4 DOM

ⓘ 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: $4,495 · $375/mo
• Projected year-2 tax: $5,954 · $496/mo
• Expected delta: +$1,458/yr (+$122/mo · 32.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $38,827
• − Mortgage interest: −$19,045
• − Property taxes: −$4,495
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$3,840
• − Depreciation: −$9,891
• Taxable loss: −$6,356
• Est. tax savings @ 24.0%: +$1,526
• After-tax cash flow: $768/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: Londonderry School District
• NCES district ID: 3304410
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $91,272
• Composite: 46.67/100
• National rank: #2404
• State rank: #27 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

• Census place: Londonderry, NH
• Population (ZIP): 25,930

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 4% Slovak 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -308.17%
• Current HPI: 319.5718
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+109.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $340,000 PrimeMLS
• 2017-03-15 Sold (Public Records) $162,533 Public Records

Property tax history

+4.3%/yr

Latest (2024): $4,495 · +3.1% YoY. Source: county tax records.