40 W Main St · Littleton, NH 03561

$329,000

3 bd · 1.5 ba · 3,401 sqft · SingleFamily · 192 Days on market

Built 1820 0.53 ac lot $97/sqft · 33% below area Est $495k · 33% under ↓ 12% 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
• Appreciation +10.0/10.0
• Cash flow +4.6/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Prime Littleton location with outstanding visibility and endless potential! Situated on 0.53 acres along a highly traveled road in Littleton, this versatile commercial property offers an exceptional opportunity for investors, entrepreneurs, or those seeking a unique mixed-use space. Currently set up as a residential property, the main level has been thoughtfully converted into a spacious three-bedroom apartment, making it ideal for owner occupancy or long-term rental income. Customers and tenants alike will appreciate the easy walk to Littleton’s thriving Main Street and River District, filled with shops, restaurants, breweries, and community events. The street-level finished lower level opens the door to a variety of commercial possibilities. Featuring large windows for natural light, a private entrance, an expansive bar, two additional rooms, and access to a level outdoor patio, the space could lend itself to retail, office, studio, entertainment, or hospitality ventures. Whether you’re looking to establish a business, expand your investment portfolio, or create a live/work setup in one of northern New Hampshire’s most desirable downtown communities, this adaptable property is ready for your vision. Opportunity, location, and flexibility all come together here.

Key facts

• Large windows
• Sizeable bar area
• Level outdoor patio

Tags

• 0.53 ACRES
• LARGE WINDOWS
• PRIVATE ENTRANCE
• SIZEABLE BAR AREA
• LEVEL OUTDOOR PATIO
• MIXED-USE SETUP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-827 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (44.3% below list).
• Recommended offer: $183k (44.3% below list) — sets the bar for 1% rule.

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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $183,173 (44.3% 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 192 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1820 — 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 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?
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: 0.56% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.77%
• DSCR: 0.52
• GRM: 15.0

CMA / ARV

• ARV (median comp): $494,709
• List price: $329,000
• Delta: -33.50%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $126,565
• Equity at exit: $296,389

10-year hold

• IRR: 15.9%
• Equity multiple: 5.50×
• Total profit: $414,166
• Equity at exit: $639,175

Cash invested: $92,120 (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: 15.0×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-827

Break-even live

Break-even rent $2,878

Max offer price $209,393

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   price $329,000 Active 192 DOM
2. 2026-06-18
   days on market $335,000 Active 192 DOM
3. 2026-06-17
   days on market $335,000 Active 191 DOM
4. 2026-06-16
   days on market $335,000 Active 190 DOM
5. 2026-06-15
   days on market $335,000 Active 189 DOM
6. 2026-06-13
   days on market $335,000 Active 187 DOM
7. 2026-06-12
   days on market $335,000 Active 186 DOM
8. 2026-06-09
   days on market $335,000 Active 183 DOM
9. 2026-06-08
   days on market $335,000 Active 182 DOM
10. 2026-06-07
    days on market $335,000 Active 181 DOM
11. 2026-06-07
    days on market $335,000 Active 180 DOM
12. 2026-06-04
    days on market $335,000 Active 177 DOM
13. 2026-06-02
    days on market $335,000 Active 176 DOM
14. 2026-06-01
    days on market $335,000 Active 175 DOM
15. 2026-05-31
    days on market $335,000 Active 174 DOM
16. 2025-12-08
    listed $335,000 Active 1301-char remark

    Show marketing remark (1301 chars)

    Prime Littleton location with outstanding visibility and endless potential! Situated on 0.53 acres along a highly traveled road in Littleton, this versatile commercial property offers an exceptional opportunity for investors, entrepreneurs, or those seeking a unique mixed-use space. Currently set up as a residential property, the main level has been thoughtfully converted into a spacious three-bedroom apartment, making it ideal for owner occupancy or long-term rental income. Customers and tenants alike will appreciate the easy walk to Littleton’s thriving Main Street and River District, filled with shops, restaurants, breweries, and community events. The street-level finished lower level opens the door to a variety of commercial possibilities. Featuring large windows for natural light, a private entrance, an expansive bar, two additional rooms, and access to a level outdoor patio, the space could lend itself to retail, office, studio, entertainment, or hospitality ventures. Whether you’re looking to establish a business, expand your investment portfolio, or create a live/work setup in one of northern New Hampshire’s most desirable downtown communities, this adaptable property is ready for your vision. Opportunity, location, and flexibility all come together here.

17. 2022-01-08
    price $379,000

ⓘ 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: $21,981
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$9,571
• Taxable loss: −$16,116
• Est. tax savings @ 24.0%: +$3,868
• After-tax cash flow: $-6,051/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

-11.6% since first listed

2 events — show timeline

• 2025-12-08 Listed $335,000 PrimeMLS
• 2022-01-08 Price Changed $379,000 PrimeMLS