75 W Main St · Littleton, NH 03561

$599,000

8 bd · 8.0 ba · 2,938 sqft · MultiFamily public records · 65 Days on market

Built 1920 0.39 ac lot $204/sqft · 59% above area

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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 (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Massive Value-Add 7-unit opportunity. Offered individually, with the exclusive option to acquire as part of a 19-unit Master Portfolio. Operating with deliberate vacancy, it offers the rare chance to transition to 12- month leases at 2026 HUD FMR, driving projected Pro Forma gross rents over $133,000 annually. Built in 1925, infrastructure is de-risked with a new commercial water heater (2025). Half the roof features highly durable metal guaranteeing decades of life, while the other half shows its age. Interior systems are solid; aged exterior paint is purely cosmetic.

Key facts

• 7 unit opportunity
• 0.39 acre lot
• Built 1920

Tags

• 7 UNIT OPPORTUNITY
• 19 UNIT MASTER PORTFOLIO
• NEW COMMERCIAL WATER HEATER
• HIGHLY DURABLE METAL ROOF

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $599k).
• Recommended offer: $563k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $64k of equity ($4k loan paydown + $60k 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 $168k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $146k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $599k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $563,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.21% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $377,862
• List price: $599,000
• Delta: 58.52%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Hillview Ter	0.66mi	7/3.0 (-1)	3,118 (+6%)	1mo	$500,000	$160	38

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: 34.3%
• Equity multiple: 3.67×
• Total profit: $447,766
• Equity at exit: $539,627

10-year hold

• IRR: 29.6%
• Equity multiple: 8.29×
• Total profit: $1,222,812
• Equity at exit: $1,163,725

Cash invested: $167,720 (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: 48.0×

Monthly cashflow live

• Estimated rent: $7,274 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$446 /mo · $5,355/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,528
• Net cashflow: $1,909

Break-even live

Break-even rent $4,857

Max offer price $599,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,248	-5% $2,079	+0% $1,909	+5% $1,740	+10% $1,570
Rent	-10% $1,335	-5% $1,622	+0% $1,909	+5% $2,197	+10% $2,484
Rate	-1.0pp $2,211	-0.5pp $2,062	base $1,909	+0.5pp $1,754	+1.0pp $1,596

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$7,273
Total (7 units)			$7,274

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $599,000 Active 65 DOM
2. 2026-06-17
   days on market $599,000 Active 64 DOM
3. 2026-06-16
   days on market $599,000 Active 63 DOM
4. 2026-06-15
   days on market $599,000 Active 62 DOM
5. 2026-06-13
   days on market $599,000 Active 60 DOM
6. 2026-06-12
   days on market $599,000 Active 59 DOM
7. 2026-06-09
   days on market $599,000 Active 56 DOM
8. 2026-06-08
   days on market $599,000 Active 55 DOM
9. 2026-06-07
   days on market $599,000 Active 54 DOM
10. 2026-06-07
    days on market $599,000 Active 53 DOM
11. 2026-06-04
    days on market $599,000 Active 50 DOM
12. 2026-06-02
    days on market $599,000 Active 49 DOM
13. 2026-06-01
    days on market $599,000 Active 48 DOM
14. 2026-05-31
    days on market $599,000 Active 47 DOM
15. 2026-05-07
    price $599,000 575-char remark

    Show marketing remark (575 chars)

    Massive Value-Add 7-unit opportunity. Offered individually, with the exclusive option to acquire as part of a 19-unit Master Portfolio. Operating with deliberate vacancy, it offers the rare chance to transition to 12- month leases at 2026 HUD FMR, driving projected Pro Forma gross rents over $133,000 annually. Built in 1925, infrastructure is de-risked with a new commercial water heater (2025). Half the roof features highly durable metal guaranteeing decades of life, while the other half shows its age. Interior systems are solid; aged exterior paint is purely cosmetic.

16. 2026-04-14
    listed $745,000 Active 575-char remark

    Show marketing remark (575 chars)

    Massive Value-Add 7-unit opportunity. Offered individually, with the exclusive option to acquire as part of a 19-unit Master Portfolio. Operating with deliberate vacancy, it offers the rare chance to transition to 12- month leases at 2026 HUD FMR, driving projected Pro Forma gross rents over $133,000 annually. Built in 1925, infrastructure is de-risked with a new commercial water heater (2025). Half the roof features highly durable metal guaranteeing decades of life, while the other half shows its age. Interior systems are solid; aged exterior paint is purely cosmetic.

17. 2018-11-20
    soldstatus $230,000 Closed 174-char remark

    Show marketing remark (174 chars)

    This 7 unit building is located close to town , has good parking and great rental potential , currently fully rented with good history add this one to your rental portfoilio.

18. 2018-07-19
    historical Active with Contract 174-char remark

    Show marketing remark (174 chars)

    This 7 unit building is located close to town , has good parking and great rental potential , currently fully rented with good history add this one to your rental portfoilio.

19. 2018-06-29
    listed $225,000 Active 174-char remark

    Show marketing remark (174 chars)

    This 7 unit building is located close to town , has good parking and great rental potential , currently fully rented with good history add this one to your rental portfoilio.

20. 2007-05-08
    soldstatus $240,000
21. 2007-05-07
    soldstatus $240,000
22. 2006-12-13
    listed $269,000

ⓘ 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: $5,355 · $446/mo
• Projected year-2 tax: $9,207 · $767/mo
• Expected delta: +$3,852/yr (+$321/mo · 71.9%)

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $87,288
• − Mortgage interest: −$33,553
• − Property taxes: −$5,355
• − Insurance: −$2,995
• − Repairs & maintenance: −$6,983
• − Management: −$6,983
• − Depreciation: −$17,425
• Taxable income: $13,993
• Est. tax owed @ 24.0%: −$3,358
• After-tax cash flow: $19,555/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

+122.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $599,000 PrimeMLS
• 2026-04-14 Listed $745,000 PrimeMLS
• 2018-11-20 Sold (MLS) $230,000 PrimeMLS
• 2018-07-19 Contingent — PrimeMLS
• 2018-06-29 Listed $225,000 PrimeMLS
• 2007-05-08 Sold (Public Records) $240,000 Public Records
• 2007-05-07 Sold (MLS) $240,000 PrimeMLS
• 2006-12-13 Listed $269,000 PrimeMLS

Property tax history

+4.0%/yr

Latest (2024): $5,355 · +10.7% YoY. Source: county tax records.