53 Sullivan Rd · Londonderry, NH 03051-3963

$625,000

3 bd · 1.5 ba · 2,178 sqft · SingleFamily public records · 7 Days on market

Built 1979 1.38 ac lot Est $725k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +12.5/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

Key facts

• 1.38 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Survey status: unknown; Documents available: Deed and other

Exterior

• Parking: 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; 200 amp electrical service with generator; Eversource electric provider; Propane for generator and LP/Bottle gas; Cable internet available
• Home design: Colonial style; White exterior
• Construction: Built in 1979; Wood frame construction with vinyl exterior; Asphalt shingle roof; Seller-owned photovoltaic panels
• Exterior features: Near shopping, public transportation, hospital, and schools; Paved public road frontage (approx. 150 ft)

Interior

• Kitchen: Kitchen (22 x 12); Dishwasher, Microwave, Refrigerator, Electric stove
• Bedrooms: Master bedroom on 2nd level (13 x 15); Bedroom on 2nd level (13 x 10); Bedroom on 2nd level (11 x 10)
• Flooring: Carpet; Tile; Vinyl plank
• Bathrooms: One full bathroom on 2nd level (7 x 8); One 3/4 bathroom on 2nd level (10 x 6); One half bath on 1st level
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: 8 total rooms; Basement with interior and exterior access, full height, bulkhead entry, storage space, and sump pump
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $609k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $523k (16.3% below list).
• Recommended offer: $523k (16.3% 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.
• Hudson School District (suburban): math 38% / reading 50% proficiency, ranked #48 of 98 in NH (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Nottingham West Elementary School (math 40% / reading 49%, grade F, #126 of 263 statewide, top 52%, 445 students, 17% FRL); Hudson Memorial School (math 29% / reading 44%, grade F, #53 of 96 statewide, top 56%, 692 students, 15% FRL); Alvirne High School (math 39% / reading 58%, grade D, #46 of 90 statewide, top 51%, 1,038 students, 12% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($4k loan paydown + $19k appreciation (3.0% local appreciation)).
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $467k; 34% 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 $523,314 (16.3% 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 1979 — 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. 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 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: 0.84% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $725,274
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Lund Dr	0.22mi	4/2.5 (+1)	1,890 (-13%)	5mo	$630,000	$333	55
1 Hillside Dr	0.47mi	4/1.5 (+1)	2,008 (-8%)	13mo	$589,900	$294	49

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: 6.9%
• Equity multiple: 1.40×
• Total profit: $69,487
• Equity at exit: $281,027

10-year hold

• IRR: 9.7%
• Equity multiple: 2.46×
• Total profit: $255,656
• Equity at exit: $433,096

Cash invested: $175,000 (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 →

ZIP-level market 03051-3963

• Active inventory: 1
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $5,233 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$688 /mo · $8,252/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,099
• Net cashflow: $-91

Break-even live

Break-even rent $5,349

Max offer price $608,843

Occupancy floor 97%

Sensitivity live

Price	-10% $262	-5% $85	+0% $-91	+5% $-268	+10% $-445
Rent	-10% $-505	-5% $-298	+0% $-91	+5% $115	+10% $322
Rate	-1.0pp $223	-0.5pp $67	base $-91	+0.5pp $-253	+1.0pp $-418

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Ryan Farm Rd #1 Windham, NH	2.0	2.5	2265	$5,000	$2.21	0d	1	1.19mi
1 Castle Hill Rd Windham, NH	4.0	2.5	2364	$5,500	$2.33	0d	1	1.30mi

Listing history 12 events

1. 2026-06-03
   status $625,000 Pending 7 DOM
2. 2026-06-02
   days on market $625,000 Active 7 DOM
3. 2026-06-01
   days on market $625,000 Active 6 DOM
4. 2026-05-31
   days on market $625,000 Active 5 DOM
5. 2026-05-30
   days on market $625,000 Active 4 DOM
6. 2026-05-26
   listed $625,000 Active
7. 2026-05-25
   historical $625,000
8. 2021-09-03
   soldstatus $467,000 Closed 1165-char remark

   Show marketing remark (1165 chars)

   NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

9. 2021-09-03
   soldstatus $467,000

   Show marketing remark (1165 chars)

   NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

10. 2021-07-26
    status Pending 1165-char remark

    Show marketing remark (1165 chars)

    NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

11. 2021-07-18
    price $474,900 1165-char remark

    Show marketing remark (1165 chars)

    NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

12. 2021-07-12
    listed $499,900 Active 1165-char remark

    Show marketing remark (1165 chars)

    NEW PRICE! This lovingly cared for home will feel like home as soon as you walk in! You will love having your morning coffee on the wrap around porch or enjoying a relaxing evening on the porch swing! The seller says the porch is what will be missed the most! Enter through the front door to the foyer which leads to the spacious living room where you will immediately notice the beautiful stone fireplace. Proceed to the updated kitchen with stainless steel appliances, silestone countertops, breakfast bar, separate dining area and built in desk. Next, enter through the office/study area which leads to the back deck or the beautiful family room which is perfect for entertaining family and friends! Upstairs, there is a full bath, Master bedroom with bath, and two additional ample sized bedrooms. The basement is finished with a bar area and plenty of storage. The fenced in back yard features an above ground pool, shed, and plenty of area for gardening! There is also an additional shed and 2 car attached garage! This has been the family home for over 21 years where so many memories have been made. It's time for a new owner and new memories. Welcome Home!

ⓘ 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: $8,252 · $688/mo
• Projected year-2 tax: $10,938 · $912/mo
• Expected delta: +$2,686/yr (+$224/mo · 32.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $62,798
• − Mortgage interest: −$35,010
• − Property taxes: −$8,252
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,024
• − Management: −$5,024
• − Depreciation: −$18,182
• Taxable loss: −$11,818
• Est. tax savings @ 24.0%: +$2,836
• After-tax cash flow: $1,739/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: Hudson School District
• NCES district ID: 3303930
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $85,941
• Composite: 41.2/100
• National rank: #3542
• State rank: #48 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

7 events — show timeline

• 2026-05-26 Listed $625,000 PrimeMLS
• 2026-05-25 Coming Soon $625,000 PrimeMLS
• 2021-09-03 Sold (Public Records) $467,000 Public Records
• 2021-09-03 Sold (MLS) $467,000 PrimeMLS
• 2021-07-26 Pending — PrimeMLS
• 2021-07-18 Price Changed $474,900 PrimeMLS
• 2021-07-12 Listed $499,900 PrimeMLS

Property tax history

+3.0%/yr

Latest (2025): $8,252 · +4.0% YoY. Source: county tax records.