35 Jackson St · Littleton, NH 03561

$425,000

6 bd · 3.0 ba · 3,144 sqft · MultiFamily public records · 21 Days on market

Built 1880 5,662 sqft lot Est $503k · 16% under

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Why this score? — see what drove the B- 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 +20.0/30.0
• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Located in the heart of downtown Littleton, 35 Jackson Street offers a rare opportunity to own a classic New England multi-family property with strong investment potential and timeless character. Originally built in 1880, but has seen many recent updates in the last 5 years including but not limited to the first floor apartment sun porch converted to a heated space and the kitchen and bathroom were rebuilt. The heat was separated so each tenant pays their own, and there was work done to the exterior of the building as well. This spacious property features over 3,500 square feet of living space with three units, making it ideal for owner-occupants, investors, or those seeking rental income o

Key facts

• 5,662 sq ft lot
• Built 1880
• Listed 21 days

Property features AI

Finance

• Financial info: Operating expenses include heat, insurance, sewer, trash, water and other items

Exterior

• Parking: Dirt driveway access
• Utilities: Public water; Public sewer; Circuit breaker electric service; High-speed internet available; Cable service (Spectrum); Fuel supplied by Superior Plus/Stiles Fuel; Phone service (Choice); Electric provided by Littleton Water and Light
• Home design: Multi-family property; Existing building; Gray exterior color; Two or more stories (built 1880)
• Construction: Wood frame construction; Metal and asphalt shingle roofs; Built in 1880
• Exterior features: Located in town and near shopping and schools; Dirt driveway; Public road frontage (approximately 99 feet)

Interior

• Kitchen: Appliances included in each unit; Electric water heater
• Bedrooms: Unit 1 has 3 bedrooms; Unit 2 has 2 bedrooms; Unit 3 has 1 bedroom
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Three full bathrooms total (one in each unit)
• Heating & cooling: Kerosene heating; Electric heating; No central air
• Interior features: Interior basement access with interior stairs; Porch; Furnished (Unit 3); Short-term lease available (Unit 3)
• Laundry & utility: Laundry hookup in Unit 1

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $174/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $419k (1.4% below list).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Littleton — 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 64/100 on livability (#80 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Littleton School District (town): math 43% / reading 51% proficiency, ranked #51 of 98 in NH (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mildred C. Lakeway School (math 42% / reading 52%, grade D-, #114 of 263 statewide, top 46%, 345 students, 59% FRL) — zoned schools average 59% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 39 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask is 164% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $161k; list at $425k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $418,625 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $503,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Hillview Ter	0.05mi	7/3.0 (+1)	3,118 (-1%)	1mo	$500,000	$160	90

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $264,620
• Equity at exit: $382,874

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $753,116
• Equity at exit: $825,682

Cash invested: $119,000 (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 03561

• Home prices YoY: 4.3%
• Active inventory: 39
• Price-to-rent: 25.4×

Monthly cashflow live

• Estimated rent: $4,191 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$384 /mo · $4,609/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $521

Break-even live

Break-even rent $3,532

Max offer price $425,000

Occupancy floor 83%

Sensitivity live

Price	-10% $762	-5% $641	+0% $521	+5% $401	+10% $280
Rent	-10% $190	-5% $355	+0% $521	+5% $687	+10% $852
Rate	-1.0pp $735	-0.5pp $629	base $521	+0.5pp $411	+1.0pp $299

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,191
Total (3 units)			$4,191

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $425,000 Active 21 DOM
2. 2026-06-18
   days on market $425,000 Active 19 DOM
3. 2026-06-17
   days on market $425,000 Active 18 DOM
4. 2026-06-16
   days on market $425,000 Active 17 DOM
5. 2026-06-15
   days on market $425,000 Active 16 DOM
6. 2026-06-13
   days on market $425,000 Active 14 DOM
7. 2026-06-12
   days on market $425,000 Active 13 DOM
8. 2026-06-09
   days on market $425,000 Active 10 DOM
9. 2026-06-08
   days on market $425,000 Active 9 DOM
10. 2026-06-07
    days on market $425,000 Active 8 DOM
11. 2026-06-07
    days on market $425,000 Active 7 DOM
12. 2026-06-04
    days on market $425,000 Active 4 DOM
13. 2026-06-02
    days on market $425,000 Active 3 DOM
14. 2026-06-01
    days on market $425,000 Active 2 DOM
15. 2026-05-20
    historical $425,000
16. 2018-02-16
    soldstatus $161,000
17. 2018-02-15
    soldstatus $161,000
18. 2018-02-15
    listed $161,000
19. 2017-07-15
    price $157,500
20. 2009-12-24
    soldstatus $63,000
21. 2009-06-26
    listed $64,900

ⓘ 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: $4,609 · $384/mo
• Projected year-2 tax: $6,937 · $578/mo
• Expected delta: +$2,328/yr (+$194/mo · 50.5%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,292
• − Mortgage interest: −$23,807
• − Property taxes: −$4,609
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,023
• − Management: −$4,023
• − Depreciation: −$12,364
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $6,410/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: Littleton School District
• NCES district ID: 3304380
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $42,215
• Composite: 39.53/100
• National rank: #3943
• State rank: #51 of 98 in NH

Livability — Littleton

• Score: 64/100
• State rank: #80
• US rank: #14062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Littleton, NH
• Population (ZIP): 6,031

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 10% Romanian 7% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.89%
• Current HPI: 408.5862
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+554.9% since first listed

7 events — show timeline

• 2026-05-20 Coming Soon $425,000 PrimeMLS
• 2018-02-16 Sold (Public Records) $161,000 Public Records
• 2018-02-15 Listed $161,000 PrimeMLS
• 2018-02-15 Sold (MLS) $161,000 PrimeMLS
• 2017-07-15 Price Changed $157,500 PrimeMLS
• 2009-12-24 Sold (MLS) $63,000 PrimeMLS
• 2009-06-26 Listed $64,900 PrimeMLS

Property tax history

+7.7%/yr

Latest (2024): $4,609 · +10.7% YoY. Source: county tax records.