375 Whitehall Rd · South Hooksett, NH 03106

$585,000

4 bd · 3.0 ba · 1,862 sqft · MultiFamily public records · 6 Days on market

Built 1985 2.43 ac lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Here's your chance at a well maintained duplex in desirable Hooksett. Both units were renovated in 2017, with new kitchens, bathrooms, flooring, heating systems, and roofs. The property sits on 2.3 acres of land with plenty of usable yard space. Each unit is equipped with its own heating and hot water systems, and individual decks and sheds. Rent one side to help pay the mortgage or rent both sides for a nice income producing property.

Key facts

• Heating systems
• Usable yard space
• Finished basement

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• HEATING SYSTEMS
• HARDWOOD LAMINATE FLOORING
• USABLE YARD SPACE
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Drilled well water; Septic (leach field on-site, shared); Circuit breaker electrical service; Cable internet available; Gas provided via LP/bottle; Eversource electric service; Curbside municipal trash service
• Home design: Duplex; Existing property; Built in 1985
• Construction: Wood frame construction with vinyl siding; Architectural shingle roof
• Exterior features: Landscaped lot with wooded areas; Shared paved driveway

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Propane heating; Baseboard heat; Gas heater; Hot water heating; No central air
• Interior features: Finished and partially finished basement with bulkhead and interior stair access

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $585k.

Deal economics

• At list price, monthly cash flow is $-19 ($-228/yr) — negative. Per door: $-10/mo.
• To cash-flow at today's rent, offer at most $582k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (19.6% below list).
• Recommended offer: $470k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.6% in South Hooksett — 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 75/100 on livability (#31 in NH, #4,309 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Hooksett School District (suburban): math 54% / reading 56% proficiency, ranked #22 of 98 in NH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Fred C. Underhill School (428 students, 13% FRL); David R. Cawley Middle School (math 51% / reading 55%, grade C+, #17 of 96 statewide, top 17%, 429 students, 16% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 55 active listings in the ZIP; high-income renter base; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).
• At $4,705/mo this rent would consume 48% of the median local household income ($118k/yr) (locally 194% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $460k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $470,500 (19.6% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.80% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.4

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-96,124
• Equity at exit: $87,225

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-85,741
• Equity at exit: $50,580

Cash invested: $163,800 (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 03106

• Home prices YoY: -10.2%
• Active inventory: 55
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $4,705 medium
• Mortgage (P&I): −$3,068
• Tax from tax record: −$424 /mo · $5,093/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $-19

Break-even live

Break-even rent $4,729

Max offer price $581,640

Occupancy floor 95%

Sensitivity live

Price	-10% $312	-5% $147	+0% $-19	+5% $-185	+10% $-350
Rent	-10% $-391	-5% $-205	+0% $-19	+5% $167	+10% $353
Rate	-1.0pp $276	-0.5pp $130	base $-19	+0.5pp $-171	+1.0pp $-325

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$4,704
Total (2 units)			$4,705

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-12
   status Pending
2. 2026-05-06
   listed $585,000 Active
3. 2021-12-09
   soldstatus $460,000 Closed 439-char remark

   Show marketing remark (439 chars)

   Here's your chance at a well maintained duplex in desirable Hooksett. Both units were renovated in 2017, with new kitchens, bathrooms, flooring, heating systems, and roofs. The property sits on 2.3 acres of land with plenty of usable yard space. Each unit is equipped with its own heating and hot water systems, and individual decks and sheds. Rent one side to help pay the mortgage or rent both sides for a nice income producing property.

4. 2021-12-09
   soldstatus $460,000

   Show marketing remark (439 chars)

   Here's your chance at a well maintained duplex in desirable Hooksett. Both units were renovated in 2017, with new kitchens, bathrooms, flooring, heating systems, and roofs. The property sits on 2.3 acres of land with plenty of usable yard space. Each unit is equipped with its own heating and hot water systems, and individual decks and sheds. Rent one side to help pay the mortgage or rent both sides for a nice income producing property.

5. 2021-10-23
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Here's your chance at a well maintained duplex in desirable Hooksett. Both units were renovated in 2017, with new kitchens, bathrooms, flooring, heating systems, and roofs. The property sits on 2.3 acres of land with plenty of usable yard space. Each unit is equipped with its own heating and hot water systems, and individual decks and sheds. Rent one side to help pay the mortgage or rent both sides for a nice income producing property.

6. 2021-10-14
   listed $449,000 Active 439-char remark

   Show marketing remark (439 chars)

   Here's your chance at a well maintained duplex in desirable Hooksett. Both units were renovated in 2017, with new kitchens, bathrooms, flooring, heating systems, and roofs. The property sits on 2.3 acres of land with plenty of usable yard space. Each unit is equipped with its own heating and hot water systems, and individual decks and sheds. Rent one side to help pay the mortgage or rent both sides for a nice income producing property.

7. 2016-02-29
   soldstatus $178,000 Closed 466-char remark

   Show marketing remark (466 chars)

   Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

8. 2016-02-10
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

9. 2016-01-25
   historical Active with Contract 466-char remark

   Show marketing remark (466 chars)

   Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

10. 2016-01-19
    price $164,500 466-char remark

    Show marketing remark (466 chars)

    Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

11. 2016-01-12
    status Active 466-char remark

    Show marketing remark (466 chars)

    Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

12. 2015-12-14
    historical Active with Contract 466-char remark

    Show marketing remark (466 chars)

    Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

13. 2015-11-04
    listed $179,900 Active 466-char remark

    Show marketing remark (466 chars)

    Looking for a large duplex on lots of land at a great price? This property is a must see! Start by exploring your own 2.43 acres of land. . There are 2 bedrooms in each unit with 1.5 baths. Basement has the potential for finishing to add even more square footage. Sliding doors lead out to private decks on each side. Duplexes are a great investment opportunity that give you the option to let your neighbors pay the mortgage! This is a Fannie Mae HomePath property.

14. 2004-06-21
    soldstatus $303,500
15. 2004-05-14
    historical
16. 2004-05-04
    listed $308,500

ⓘ 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: $5,093 · $424/mo
• Projected year-2 tax: $8,923 · $744/mo
• Expected delta: +$3,830/yr (+$319/mo · 75.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $56,460
• − Mortgage interest: −$32,769
• − Property taxes: −$5,093
• − Insurance: −$2,925
• − Repairs & maintenance: −$4,517
• − Management: −$4,517
• − Depreciation: −$17,018
• Taxable loss: −$10,379
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $2,263/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: Hooksett School District
• NCES district ID: 3303870
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $81,389
• Composite: 49.93/100
• National rank: #1933
• State rank: #22 of 98 in NH

Livability — South Hooksett

• Score: 75/100
• State rank: #31
• US rank: #4309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Merrimack County · 65,598 people
• Metro: Concord, NH
• Population (ZIP): 15,032
• Household income: $118,442
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 194.0

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 16% Romanian 7% Russian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.23%
• Current HPI: 371.3509
• Rent YoY: —
• Metro: Concord, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+89.6% since first listed

16 events — show timeline

• 2026-05-12 Pending — PrimeMLS
• 2026-05-06 Listed $585,000 PrimeMLS
• 2021-12-09 Sold (Public Records) $460,000 Public Records
• 2021-12-09 Sold (MLS) $460,000 PrimeMLS
• 2021-10-23 Pending — PrimeMLS
• 2021-10-14 Listed $449,000 PrimeMLS
• 2016-02-29 Sold (MLS) $178,000 PrimeMLS
• 2016-02-10 Pending — PrimeMLS
• 2016-01-25 Contingent — PrimeMLS
• 2016-01-19 Price Changed $164,500 PrimeMLS
• 2016-01-12 Relisted — PrimeMLS
• 2015-12-14 Contingent — PrimeMLS
• 2015-11-04 Listed $179,900 PrimeMLS
• 2004-06-21 Sold (MLS) $303,500 PrimeMLS
• 2004-05-14 Delisted — PrimeMLS
• 2004-05-04 Listed $308,500 PrimeMLS

Property tax history

-0.0%/yr

Latest (2025): $5,093 · +1.4% YoY. Source: county tax records.