Is The Crest Plan in Litchfield, NH a good investment?

CashFlowRE grades it F with a 2.9% cap rate and $-1,648/mo modeled cash flow at a $385,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for The Crest Plan?

The modeled cap rate is 2.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,032/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 26.32

Why this score? — see what drove the F 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 +7.5/15.0
Schools +4.9/10.0
Condition / age +4.8/5.0
Cash flow +4.0/30.0
Rent growth +2.5/5.0
Livability +2.5/5.0
1% rule +0.2/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$385,900

The Crest Plan · Litchfield, NH 03052

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 168 Days on market

Excellent condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This stunning home offers the perfect combination of space, style, and modern convenience. With 1,707 square feet of thoughtfully designed single-level living, The Crest is ideal for growing families or anyone who loves to entertain. The heart of the home is a chef-inspired kitchen featuring stainless steel Whirlpool® appliances, smooth-top range, dishwasher, a double-bowl sink with pull-down faucet, floor-to-ceiling cabinetry, and a gorgeous multi-use coffee bar with open shelving. Designer pendant lights illuminate the island, creating a warm, inviting atmosphere.

Key facts

Den tech space
Multi use coffee bar
Private retreat

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $386k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
To cash-flow at today's rent, offer at most $347k (10.2% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (21.4% below list).
Recommended offer: $303k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
Litchfield School District (rural): math 38% / reading 56% proficiency, ranked #34 of 98 in NH (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
Zoned schools: Griffin Memorial School (math 42% / reading 57%, grade D, #97 of 263 statewide, top 42%, 437 students, 10% FRL); Litchfield Middle School (math 35% / reading 53%, grade D, #38 of 96 statewide, top 40%, 355 students, 9% FRL); Campbell High School (math 42% / reading 67%, grade C-, #27 of 90 statewide, top 29%, 412 students, 8% FRL) — zoned schools at 9% FRL track the district average.
Market conditions: 80 active listings in the ZIP; high-income renter base; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

It's been on market 168 days — a 12% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $303,227 (21.4% below list)

Questions for the listing agent

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?
It's been on market 168 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.52% ✗
Cap rate: 2.91%
Cash-on-cash: -12.07%
DSCR: 0.46
GRM: 16.1

CMA / ARV

ARV (median comp): $585,096
List price: $385,900
Delta: -34.05%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 St Laurent Dr	0.51mi	3/1.5 (-1)	1,757 (+3%)	3mo	$617,000	$351	62
9 Plaza Ave	0.42mi	3/2.0 (-1)	1,789 (+5%)	8mo	$612,000	$342	61
20 Alvirne Dr	0.78mi	4/1.5	1,729 (+1%)	3mo	$600,000	$347	58
5 Plaza Ave	0.44mi	3/2.5 (-1)	1,897 (+11%)	1mo	$675,000	$356	53
32 Alvirne Dr	0.83mi	3/2.0 (-1)	1,829 (+7%)	1mo	$610,000	$334	47
285B Webster St	0.42mi	3/2.5 (-1)	1,968 (+15%)	3mo	$645,000	$328	45
37 Damon Ave	0.92mi	3/1.0 (-1)	1,556 (-9%)	0mo	$510,400	$328	41
16 Cassandra Ln	1.02mi	3/2.0 (-1)	1,580 (-7%)	9mo	$460,000	$291	40
12 Bell St	1.00mi	3/2.5 (-1)	1,600 (-6%)	10mo	$440,000	$275	40
11 Rotterdam Dr	0.63mi	3/2.0 (-1)	1,432 (-16%)	9mo	$550,000	$384	33
98 Page Rd	0.87mi	3/3.0 (-1)	1,990 (+17%)	1mo	$875,000	$440	30
28 Brinton Dr	0.75mi	3/2.0 (-1)	1,962 (+15%)	13mo	$600,000	$306	24

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

Projected returns pro-forma

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

5-year hold

IRR: -38.6%
Equity multiple: -0.22×
Total profit: $-199,725
Equity at exit: $87,240

10-year hold

IRR: -58.5%
Equity multiple: -0.89×
Total profit: $-308,885
Equity at exit: $50,588

Cash invested: $163,827 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 5 active · 7 under contract
Months of supply: 4.3 mo (23%/mo absorbed)
Median asking: $369,900 ($248/sqft)
Median days on market: 168 d
This list price: 80% of active listings are priced below it
ARV vs active asking: +38.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 03052

Home prices YoY: -13.9%
Active inventory: 80
Price-to-rent: 10.6×

Monthly cashflow live

Estimated rent: $3,032 medium interval (Pro) →
Mortgage (P&I): −$3,068
Tax est. 1.5%: −$731 /mo · $8,776/yr
Insurance: −$244
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$637
Net cashflow: $-1,648

Break-even live

Break-even rent $5,118

Max offer price $346,632

Occupancy floor —

Sensitivity live

Price	-10% $-1,244	-5% $-1,446	+0% $-1,648	+5% $-1,850	+10% $-2,052
Rent	-10% $-1,888	-5% $-1,768	+0% $-1,648	+5% $-1,528	+10% $-1,408
Rate	-1.0pp $-1,353	-0.5pp $-1,499	base $-1,648	+0.5pp $-1,800	+1.0pp $-1,954

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: $146,274
Closing costs: $17,553
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info: List price $375,000

Exterior

Utilities: Has heating
Home design: Plan home named The CrestLocated in Litchfield, NH
Construction: Living area approximately 1707New construction plan
Exterior features: Composition roof

Interior

Bedrooms: 4 bedrooms
Bathrooms: 2 bathrooms (full)
Heating & cooling: Forced air heatingOther heating
Interior features: Active listing status

Listing history 50 events

2026-09-24

days on market $385,900 Active 168 DOM
2026-09-23

days on market $385,900 Active 167 DOM
2026-09-22

days on market $385,900 Active 166 DOM
2026-09-21

days on market $385,900 Active 165 DOM
2026-09-20

days on market $385,900 Active 164 DOM
2026-09-18

days on market $385,900 Active 162 DOM
2026-09-17

days on market $385,900 Active 161 DOM
2026-09-16

days on market $385,900 Active 160 DOM
2026-09-15

days on market $385,900 Active 159 DOM
2026-09-14

days on market $385,900 Active 158 DOM
2026-09-13

days on market $385,900 Active 157 DOM
2026-09-12

days on market $385,900 Active 156 DOM
2026-09-11

days on market $385,900 Active 155 DOM
2026-09-05

days on market $385,900 Active 149 DOM
2026-09-04

days on market $385,900 Active 148 DOM
2026-09-03

days on market $385,900 Active 147 DOM
2026-08-31

days on market $385,900 Active 144 DOM
2026-08-30

days on market $385,900 Active 143 DOM
2026-08-29

days on market $385,900 Active 142 DOM
2026-08-28

days on market $385,900 Active 141 DOM
2026-08-27

days on market $385,900 Active 140 DOM
2026-08-26

days on market $385,900 Active 139 DOM
2026-08-25

days on market $385,900 Active 138 DOM
2026-08-24

days on market $385,900 Active 137 DOM
2026-08-23

days on market $385,900 Active 136 DOM
2026-08-22

days on market $385,900 Active 135 DOM
2026-08-21

days on market $385,900 Active 134 DOM
2026-08-20

days on market $385,900 Active 133 DOM
2026-08-19

days on market $385,900 Active 132 DOM
2026-08-18

days on market $385,900 Active 131 DOM
2026-08-17

days on market $385,900 Active 130 DOM
2026-08-16

days on market $385,900 Active 129 DOM
2026-08-15

days on market $385,900 Active 128 DOM
2026-08-15

days on market $385,900 Active 127 DOM
2026-08-13

days on market $385,900 Active 126 DOM
2026-08-12

days on market $385,900 Active 125 DOM
2026-08-11

days on market $385,900 Active 124 DOM
2026-08-10

days on market $385,900 Active 123 DOM
2026-08-09

days on market $385,900 Active 122 DOM
2026-08-08

days on market $385,900 Active 121 DOM
2026-08-07

days on market $385,900 Active 120 DOM
2026-08-06

days on market $385,900 Active 119 DOM
2026-08-05

days on market $385,900 Active 118 DOM
2026-08-04

days on market $385,900 Active 117 DOM
2026-08-03

days on market $385,900 Active 116 DOM
2026-07-31

days on market $385,900 Active 113 DOM
2026-07-29

days on market $385,900 Active 111 DOM
2026-07-27

days on market $385,900 Active 109 DOM
2026-07-25

days on market $385,900 Active 107 DOM
2026-07-24

days on market $385,900 Active 106 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $36,387
− Mortgage interest: −$32,774
− Property taxes: −$8,776
− Insurance: −$2,925
− Repairs & maintenance: −$2,911
− Management: −$2,911
− Depreciation: −$17,021
Taxable loss: −$30,932

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$7,424
After-tax cash flow: $-12,352/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This move-in-ready home offers a modern and well-maintained interior with a clean exterior, making it an excellent investment opportunity.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhanced curb appeal can attract more buyers and renters, increasing both resale and rental value. ↑
Both Add smart home features — Smart home features can increase the home's appeal to tech-savvy buyers and renters, enhancing both resale and rental value. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Griffin Memorial School D NH #97/263 Nat'l #12,785/41,679 Middle Litchfield Middle School D NH #38/96 Nat'l #4,963/14,009 High Campbell High School C- NH #27/90 Nat'l #4,461/17,239

Schools (NCES district)

District: Litchfield School District
NCES district ID: 3304350
Math proficiency: 38% ▼ -16.00%
Reading proficiency: 56% ▼ -7.00%
Median HH income: $95,178
Composite: 44.55/100
National rank: #2788
State rank: #34 of 98 in NH

Livability — Litchfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County: Hillsborough · 412,771 people
Metro: Manchester-Nashua, NH
Population (ZIP): 8,495
Household income: $155,881
Rent vs Own: 15.7% rent · 84.3% own

Population outlook (Hillsborough County) Hauer SSP2

Today (2025): 412,771 people
By 2030: 410,974 · -0.4%
By 2040: 399,959 · -3.1%
By 2050: 381,542 · -7.6%
By 2075: 339,855 · -17.7%
By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (95%)
Race & ethnicity: White 95% Two or more races 2%
Common ancestry: Lithuanian 13% Romanian 6% Slovak 2%
Foreign-born: 5% · Canada
Languages at home: 93% English-only · Other Indo-European 4% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Hillsborough

2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -63.42%
Current HPI: 393.6097
Rent YoY: —
Metro: —
State GDP YoY: —
F500 in state: 0

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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