1360 Woodbury Ave · Portsmouth, NH 03801

$480,000

3 bd · 1.0 ba · 1,401 sqft · SingleFamily · 137 Days on market

Built 1940 10,018 sqft lot $343/sqft · 31% below area Est $697k · 31% under ↓ 9% since listing

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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 +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.8/10.0
• Livability +4.3/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

It’s all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Being sold "As Is". Don’t wait to schedule your showing. Easy to show.

Key facts

• Close to restaurants
• Acre lot
• Close to shopping

Tags

• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO BEACHES
• ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-680 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $382k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (30.5% below list).
• Recommended offer: $334k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.9% in Portsmouth — 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 86/100 on livability (#5 in NH, #354 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• Portsmouth School District (suburban): math 60% / reading 72% proficiency, ranked #13 of 98 in NH (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 157 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).
• This rent runs 38% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,782 (30.5% 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 137 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $696,714
• List price: $480,000
• Delta: -31.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Echo Ave	0.15mi	3/1.0	1,461 (+4%)	6mo	$635,000	$435	80
67 Hillcrest Dr	0.22mi	3/1.0	1,266 (-10%)	8mo	$705,000	$557	67
1007 Maplewood Ave	0.53mi	3/1.5	1,464 (+4%)	9mo	$689,777	$471	59
12 Fairview Dr	0.43mi	3/1.0	1,363 (-3%)	20mo	$730,000	$536	58
10 Fairview Dr	0.42mi	3/2.0	1,365 (-3%)	19mo	$770,000	$564	56

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 · 4.41% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.13×
• Total profit: $-116,257
• Equity at exit: $71,570

10-year hold

• IRR: -17.5%
• Equity multiple: -0.02×
• Total profit: $-136,544
• Equity at exit: $41,502

Cash invested: $134,400 (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 03801

• Rents YoY: 4.4%
• Active inventory: 157
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,338 high
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,200/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $-680

Break-even live

Break-even rent $4,199

Max offer price $381,560

Occupancy floor —

Sensitivity live

Price	-10% $-349	-5% $-514	+0% $-680	+5% $-846	+10% $-1,012
Rent	-10% $-944	-5% $-812	+0% $-680	+5% $-548	+10% $-417
Rate	-1.0pp $-439	-0.5pp $-558	base $-680	+0.5pp $-805	+1.0pp $-931

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 Woodbury Ave Portsmouth, NH	3.0	1.0	1426	$3,300	$2.31	2d	1	0.10mi
155 Echo Ave #10 Portsmouth, NH	2.0	1.5	1152	$3,000	$2.60	15d	1	0.11mi
69 Dennett St Portsmouth, NH	3.0	1.5	1402	$4,350	$3.10	44d	1	1.10mi
44 Dennett St Unit 1 Portsmouth, NH	2.0	2.0	1414	$3,300	$2.33	24d	1	1.13mi
35 Hodgdon Way Portsmouth, NH	2.0	1.0–2.0	717	$3,705	$5.17	2d	20	1.25mi
500 Market St Unit 13L Portsmouth, NH	2.0	2.5	1300	$4,500	$3.46	44d	1	1.33mi
500 Market St Unit 13L Portsmouth, NH	2.0	1.5	1300	$4,200	$3.23	22d	1	1.33mi
99 Foundry Pl #101 Portsmouth, NH	2.0	2.0	978	$4,700	$4.81	24d	1	1.41mi

Listing history 17 events

1. 2026-06-16
   statusdays on market $480,000 Pending 137 DOM
2. 2026-06-15
   days on market $480,000 Active 136 DOM
3. 2026-06-13
   days on market $480,000 Active 134 DOM
4. 2026-06-09
   days on market $480,000 Active 130 DOM
5. 2026-06-08
   days on market $480,000 Active 129 DOM
6. 2026-06-07
   days on market $480,000 Active 128 DOM
7. 2026-06-04
   days on market $480,000 Active 125 DOM
8. 2026-06-03
   days on market $480,000 Active 124 DOM
9. 2026-06-02
   days on market $480,000 Active 123 DOM
10. 2026-06-01
    days on market $480,000 Active 122 DOM
11. 2026-05-31
    days on market $480,000 Active 121 DOM
12. 2026-04-27
    price $480,000 514-char remark

    Show marketing remark (514 chars)

    It’s all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Being sold "As Is". Don’t wait to schedule your showing. Easy to show.

13. 2026-04-17
    status Active 514-char remark

    Show marketing remark (514 chars)

    It’s all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Being sold "As Is". Don’t wait to schedule your showing. Easy to show.

14. 2026-03-05
    status Pending 514-char remark

    Show marketing remark (472 chars)

    It's all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Don't wait to schedule your showing. Easy to show.

15. 2026-03-05
    status Pending 472-char remark

    Show marketing remark (472 chars)

    It's all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Don't wait to schedule your showing. Easy to show.

16. 2025-12-19
    listed $525,000 Active 472-char remark

    Show marketing remark (472 chars)

    It's all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Don't wait to schedule your showing. Easy to show.

17. 2025-12-11
    listed $525,000 Active 514-char remark

    Show marketing remark (514 chars)

    It’s all about location, close to shopping, restaurants, beaches and only about an hour to Boston, Manchester or Portland! If you are looking for privacy, but still want to be close to everything, here it is! Bring your tool belt and with some sweat equity, you can make this 3-bedroom, 1 bathroom home shine or start with a clean slate by building your dream home on this . 23-acre lot that sits far back off the road. Being sold "As Is". Don’t wait to schedule your showing. Easy to show.

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $40,054
• − Mortgage interest: −$26,887
• − Property taxes: −$7,200
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,204
• − Management: −$3,204
• − Depreciation: −$13,964
• Taxable loss: −$16,806
• Est. tax savings @ 24.0%: +$4,033
• After-tax cash flow: $-4,130/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: Portsmouth School District
• NCES district ID: 3305820
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $67,302
• Composite: 57.66/100
• National rank: #1060
• State rank: #13 of 98 in NH

Livability — Portsmouth

• Score: 86/100
• State rank: #5
• US rank: #354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portsmouth, NH
• County: Rockingham County · 137,526 people
• City population: 23,484
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 23,484
• Household income: $106,756
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 843.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Slovak 5% Romanian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Chinese 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: ▼ -281.76%
• Current HPI: 383.8843
• Rent YoY: ▲ 4.41%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

-8.6% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $480,000 PrimeMLS
• 2026-04-17 Relisted — PrimeMLS
• 2026-03-05 Pending — PrimeMLS
• 2026-03-05 Pending — MREIS
• 2025-12-19 Listed $525,000 MREIS
• 2025-12-11 Listed $525,000 PrimeMLS