1416 Mount Major Hwy · Alton, NH 03810

$1,199,000

8 bd · 6.0 ba · 5,651 sqft · MultiFamily public records · 57 Days on market

Built 1820 1.20 ac lot

---

Why this score? — see what drove the C+ 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 +22.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• 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: 4 units. estimate disagrees with records

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

Welcome to 1416 Mount Major Highway, Alton NH—a one-of-a-kind investment opportunity just minutes from Lake Winnipesaukee, Gunstock Mountain Resort, and all the Lakes Region has to offer. Located in low-tax Alton, this rare 4-unit multi-family property offers a versatile blend of charm, functionality, and income potential. The beautifully maintained grounds feature an in-ground pool, pergola, outdoor dining area, playground, and fire pit, creating the perfect setting for relaxation or entertaining guests. There's also ample parking for tenants and visitors alike. Each of the four units offers its own unique layout. Unit 1 is a spacious two-story home with two bedrooms and two bathroom

Key facts

• Ample parking
• Unique layout
• Outdoor dining area

Tags

• IN GROUND POOL
• OUTDOOR DINING AREA
• FIRE PIT
• AMPLE PARKING
• UNIQUE LAYOUT
• NEWLY REMODELED

Property features AI

Finance

• Financial info: Property configured as 4 rental units with a mix of month-to-month and owner-occupied leases; Unit mix: one 1-bedroom, two 2-bedrooms, one 3+ bedroom

Exterior

• Parking: Attached garage with capacity for 4 cars
• Utilities: Drilled well water; 1500+ gallon sewer (septic) capacity; 200 Amp electric service; High-speed internet available; Other utilities available
• Home design: Multi-family property; Existing structure; White vinyl siding
• Construction: Originally built in 1820; Vinyl siding construction; Asphalt shingle roof; Unfinished basement (foundation present)
• Exterior features: Level lot with major road frontage; Paved driveway; Water access to Lake Winnipesaukee (municipal residents only)

Interior

• Kitchen: Unit 1: Range (Electric), Refrigerator, Microwave; Unit 2: Range (Electric), Refrigerator; Unit 3: Range (Electric), Refrigerator; Unit 4: Range (Electric), Refrigerator, Microwave
• Bedrooms: Unit 1: 2 bedrooms (levels 1 & 2); Unit 2: 2 bedrooms (level 1); Unit 3: 1 bedroom (level 2); Unit 4: 3 bedrooms (levels 1 & 2)
• Flooring: Hardwood and other flooring
• Bathrooms: Total of 6 full bathrooms across units; Unit 1: 2 bathrooms; Unit 2: 1 bathroom; Unit 3: 1 bathroom; Unit 4: 2 bathrooms
• Heating & cooling: Heating: Oil-fired hot water; No central cooling
• Interior features: Basement present with interior access; unfinished; Hardwood and other flooring throughout; Heat included in one unit
• Laundry & utility: Unit 1: Washer and Dryer included; Unit 2: Washer and Dryer included; Unit 4: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.5-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $493/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 $1.18M (1.9% below list).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.6% in Alton — 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 57/100 on livability (#93 in NH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Alton School District (rural): math 34% / reading 42% proficiency, ranked #139 of 171 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alton Central School (Elem) (math 32% / reading 42%, grade F, #171 of 263 statewide, top 66%, 417 students, 17% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 301 units permitted in Belknap County in 2024 (32 in 5+ unit buildings).

Forward outlook

• In year one you build about $128k of equity ($8k loan paydown + $120k appreciation (10.0% local appreciation)).
• Belknap County population projected at -10% 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 $336k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$206k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $300k; list at $1.20M implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,163,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.5

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $778,103
• Equity at exit: $1,080,154

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $2,191,855
• Equity at exit: $2,329,393

Cash invested: $335,720 (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 03810

• Home prices YoY: 33.9%
• Active inventory: 34
• Price-to-rent: 34.0×

Monthly cashflow live

• Estimated rent: $11,759 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$532 /mo · $6,380/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,469
• Net cashflow: $1,971

Break-even live

Break-even rent $9,264

Max offer price $1,199,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$11,760
Total (4 units)			$11,759

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $1,199,000 Active 57 DOM
2. 2026-06-17
   days on market $1,199,000 Active 56 DOM
3. 2026-06-16
   days on market $1,199,000 Active 55 DOM
4. 2026-06-15
   days on market $1,199,000 Active 54 DOM
5. 2026-06-13
   days on market $1,199,000 Active 52 DOM
6. 2026-06-12
   days on market $1,199,000 Active 51 DOM
7. 2026-06-09
   days on market $1,199,000 Active 48 DOM
8. 2026-06-08
   days on market $1,199,000 Active 47 DOM
9. 2026-06-07
   days on market $1,199,000 Active 46 DOM
10. 2026-06-07
    days on market $1,199,000 Active 45 DOM
11. 2026-06-04
    days on market $1,199,000 Active 42 DOM
12. 2026-06-02
    days on market $1,199,000 Active 41 DOM
13. 2026-06-01
    days on market $1,199,000 Active 40 DOM
14. 2026-05-31
    days on market $1,199,000 Active 39 DOM
15. 2026-04-23
    historical Active with Contract
16. 2026-04-22
    listed $1,199,000 Active
17. 2025-05-29
    price $1,250,000
18. 2020-01-13
    soldstatus $300,000

ⓘ 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: $6,380 · $532/mo
• Projected year-2 tax: $16,259 · $1,355/mo
• Expected delta: +$9,879/yr (+$823/mo · 154.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $141,108
• − Mortgage interest: −$67,163
• − Property taxes: −$6,380
• − Insurance: −$5,995
• − Repairs & maintenance: −$11,289
• − Management: −$11,289
• − Depreciation: −$34,880
• Taxable income: $4,113
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $22,661/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: Alton School District
• NCES district ID: 3301440
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $66,442
• Composite: 36.9/100
• National rank: #9132
• State rank: #139 of 171 in NH

Livability — Alton

• Score: 57/100
• State rank: #93
• US rank: #21895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,269

Population outlook (Belknap County) Hauer SSP2

• Today (2025): 60,702 people
• By 2030: 60,353 · -0.6%
• By 2040: 58,264 · -4.0%
• By 2050: 54,533 · -10.2%
• By 2075: 45,622 · -24.8%
• By 2100: 33,772 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Serbian 9% Romanian 9% Lithuanian 6%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Belknap

• 2024 margin: R (+13.1) · D 43.1% · R 56.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 1.2pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.4 2016: R+16.8 2012: R+5.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 112.98%
• Current HPI: 446.0509
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+299.7% since first listed

4 events — show timeline

• 2026-04-23 Contingent — PrimeMLS
• 2026-04-22 Listed $1,199,000 PrimeMLS
• 2025-05-29 Price Changed $1,250,000 PrimeMLS
• 2020-01-13 Sold (Public Records) $300,000 Public Records

Property tax history

+4.1%/yr

Latest (2024): $6,380 · +4.6% YoY. Source: county tax records.