56 Merrimack Dr · Merrimack, NH 03054

$335,000

2 bd · 1.5 ba · 1,382 sqft · Condo · 79 Days on market

Built 1985 Fair condition $242/sqft · 10% below area Est $373k · 10% under $495/mo HOA · 16% 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).

• ARV discount +12.1/15.0
• Cash flow +7.7/30.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Second chance alert! This home is available again due to buyer's failed financing. Bring your vision and paint brushes to this 2-bedroom, 1.5-bath townhouse. The property needs some cosmetic updating to truly shine, offering the ultimate opportunity to build fast equity in a highly desirable community! Comfortable open flow on the main level. Two spacious bedrooms with convenient 2nd-floor laundry (no more lugging baskets up and down stairs!). Massive storage solutions with both a full walk-up attic and a full walk-out basement. Enjoy resort-style association amenities including a clubhouse, pool and tennis courts. Commuter's paradise! Minutes to Route 3 (Exits 10/11)—just 10 minutes to the MA border and 15 minutes to Manchester.

Key facts

• Clubhouse
• Tennis courts
• Walk-out basement

Tags

• 2ND-FLOOR LAUNDRY
• WALK-UP ATTIC
• WALK-OUT BASEMENT
• CLUBHOUSE
• POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $335k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (8.2% below list).
• Recommended offer: $280k (16.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Merrimack School District (suburban): math 36% / reading 55% proficiency, ranked #41 of 98 in NH (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 97 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 981 units permitted in Hillsborough County in 2024 (381 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.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($315k) 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

• 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 $279,851 (16.5% 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 79 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 9.1

CMA / ARV

• ARV (median comp): $373,135
• List price: $335,000
• Delta: -10.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.18×
• Total profit: $-76,903
• Equity at exit: $49,950

10-year hold

• IRR: -17.2%
• Equity multiple: 0.03×
• Total profit: $-91,398
• Equity at exit: $28,965

Cash invested: $93,800 (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 03054

• Rents YoY: 3.4%
• Active inventory: 97
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,075 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$495
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-381

Break-even live

Break-even rent $3,557

Max offer price $279,851

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Swift Ln Merrimack, NH	2.0	1.5	1544	$3,500	$2.27	44d	1	0.05mi
1 Innovation Way Merrimack, NH	1.0–2.0	1.0	804	$2,465	$3.07	14d	8	0.61mi
1 Hampshire Dr Nashua, NH	1.0–2.0	1.0	760	$2,400	$3.16	14d	13	1.38mi
18 Profile Cir Nashua, NH	2.0	1.5	1200	$2,800	$2.33	44d	1	1.47mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $335,000 Active 79 DOM
2. 2026-06-17
   days on market $335,000 Active 78 DOM
3. 2026-06-16
   days on market $335,000 Active 77 DOM
4. 2026-06-15
   days on market $335,000 Active 76 DOM
5. 2026-06-14
   days on market $335,000 Active 74 DOM
6. 2026-06-13
   days on market $335,000 Active 73 DOM
7. 2026-06-10
   days on market $335,000 Active 71 DOM
8. 2026-06-09
   days on market $335,000 Active 70 DOM
9. 2026-06-08
   days on market $335,000 Active 69 DOM
10. 2026-06-07
    days on market $335,000 Active 68 DOM
11. 2026-06-03
    days on market $335,000 Active 64 DOM
12. 2026-06-02
    days on market $335,000 Active 63 DOM
13. 2026-06-01
    days on market $335,000 Active 62 DOM
14. 2026-05-31
    days on market $335,000 Active 61 DOM
15. 2026-05-30
    days on market $335,000 Active 60 DOM
16. 2026-04-19
    status Active 745-char remark

    Show marketing remark (745 chars)

    Second chance alert! This home is available again due to buyer's failed financing. Bring your vision and paint brushes to this 2-bedroom, 1.5-bath townhouse. The property needs some cosmetic updating to truly shine, offering the ultimate opportunity to build fast equity in a highly desirable community! Comfortable open flow on the main level. Two spacious bedrooms with convenient 2nd-floor laundry (no more lugging baskets up and down stairs!). Massive storage solutions with both a full walk-up attic and a full walk-out basement. Enjoy resort-style association amenities including a clubhouse, pool and tennis courts. Commuter's paradise! Minutes to Route 3 (Exits 10/11)—just 10 minutes to the MA border and 15 minutes to Manchester.

17. 2026-04-16
    historical Active with Contract 745-char remark

    Show marketing remark (745 chars)

    Second chance alert! This home is available again due to buyer's failed financing. Bring your vision and paint brushes to this 2-bedroom, 1.5-bath townhouse. The property needs some cosmetic updating to truly shine, offering the ultimate opportunity to build fast equity in a highly desirable community! Comfortable open flow on the main level. Two spacious bedrooms with convenient 2nd-floor laundry (no more lugging baskets up and down stairs!). Massive storage solutions with both a full walk-up attic and a full walk-out basement. Enjoy resort-style association amenities including a clubhouse, pool and tennis courts. Commuter's paradise! Minutes to Route 3 (Exits 10/11)—just 10 minutes to the MA border and 15 minutes to Manchester.

18. 2026-03-31
    listed $335,000 Active 745-char remark

    Show marketing remark (745 chars)

    Second chance alert! This home is available again due to buyer's failed financing. Bring your vision and paint brushes to this 2-bedroom, 1.5-bath townhouse. The property needs some cosmetic updating to truly shine, offering the ultimate opportunity to build fast equity in a highly desirable community! Comfortable open flow on the main level. Two spacious bedrooms with convenient 2nd-floor laundry (no more lugging baskets up and down stairs!). Massive storage solutions with both a full walk-up attic and a full walk-out basement. Enjoy resort-style association amenities including a clubhouse, pool and tennis courts. Commuter's paradise! Minutes to Route 3 (Exits 10/11)—just 10 minutes to the MA border and 15 minutes to Manchester.

ⓘ 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 ≥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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,896
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − HOA: −$5,940
• − Depreciation: −$9,745
• Taxable loss: −$10,158
• Est. tax savings @ 24.0%: +$2,438
• After-tax cash flow: $-2,136/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 · 12 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 1.5-bath townhouse requires cosmetic updates to its kitchen, bathroom, and exterior to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Moderate kitchen flooring — dated and in need of updating
• Moderate bathroom vanity — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate landscaping — some dead bushes

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen flooring — enhances functionality and aesthetics
• Both replace bathroom vanity and fixtures — enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
kitchen flooring · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
landscaping · some dead bushes	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen flooring — enhances functionality and aesthetics ↑
• Both replace bathroom vanity and fixtures — enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Merrimack School District
• NCES district ID: 3304740
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $91,055
• Composite: 42.9/100
• National rank: #3121
• State rank: #41 of 98 in NH

Livability — Merrimack

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

Census & demographics

• County: Hillsborough County · 309,362 people
• City population: 28,176
• Metro: Manchester-Nashua, NH
• Population (ZIP): 28,176
• Household income: $127,303
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 124.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 10% Romanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 2%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.70%
• Current HPI: 346.4656
• Rent YoY: ▲ 3.42%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-19 Relisted — PrimeMLS
• 2026-04-16 Contingent — PrimeMLS
• 2026-03-31 Listed $335,000 PrimeMLS