60-70 Meadow St · Littleton, NH 03561

$875,000

None bd · None ba · 5,290 sqft · MultiFamily · 184 Days on market

Built 1890 0.38 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks

Located on bustling Meadow Street with high visibility and traffic counts, this building presents an exceptional opportunity to own a well-established, mixed-use property in the heart of Littleton. This fully operational pizza restaurant comes complete with the building, business, and all furniture, fixtures & equipment (FF & E) included in the sale. The commercial space features a popular dining spot with an existing customer base and expandable square footage—perfect for adding more tables or enhancing service offerings. Above the restaurant are two spacious 3-bedroom apartments, ideal for owner occupancy or as income-generating rental units. Whether you're a restaurateur

Key facts

• Turnkey business
• 0.38 acre lot
• Garage

Tags

• EXPANDABLE SQUARE FOOTAGE
• SPACIOUS 3-BEDROOM APARTMENTS
• INCOME-GENERATING RENTAL UNITS
• TURNKEY BUSINESS
• ACTIVE COMMERCIAL ZONES

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $-833 ($-10k/yr) — negative. Per door: $-139/mo.
• To cash-flow at today's rent, offer at most $754k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $660k (24.6% below list).
• Recommended offer: $660k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: schools D+, amenities F, commute 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.
• 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 $94k of equity ($6k loan paydown + $88k 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.
• By year 2, paydown + projected appreciation supports a ~$150k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($770k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $660,000 (24.6% 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. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $423,598
• Equity at exit: $788,269

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $1,289,342
• Equity at exit: $1,699,933

Cash invested: $245,000 (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: 66.3×

Monthly cashflow live

• Estimated rent: $6,600 medium
• Mortgage (P&I): −$4,589
• Tax est. 1.5%: −$1,094 /mo · $13,125/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,386
• Net cashflow: $-833

Break-even live

Break-even rent $7,654

Max offer price $754,474

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$6,600
Total (6 units)			$6,600

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-27
   status Pending
2. 2025-07-31
   listed $875,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $79,200
• − Mortgage interest: −$49,014
• − Property taxes: −$13,125
• − Insurance: −$4,375
• − Repairs & maintenance: −$6,336
• − Management: −$6,336
• − Depreciation: −$25,455
• Taxable loss: −$25,440
• Est. tax savings @ 24.0%: +$6,106
• After-tax cash flow: $-3,890/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

2 events — show timeline

• 2026-02-27 Pending — PrimeMLS
• 2025-07-31 Listed $875,000 PrimeMLS