The Crest Plan · Litchfield, NH 03052

$385,900

4 bd · 2.0 ba · 1,707 sqft · SingleFamily · 213 Days on market

Excellent condition

---

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 +4.3/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

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

Tags

• CHEF INSPIRED KITCHEN
• MULTI USE COFFEE BAR
• OPEN CONCEPT LIVING ROOM
• PREMIUM VINYL FLOORING
• PRIVATE RETREAT
• DEN TECH SPACE

🏗️ New construction. The $385,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $596,153.

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 $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (17.2% below list).
• Recommended offer: $320k (17.2% 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: 91 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 213 days — a 12% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $319,692 (17.2% 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 213 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.54% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $596,153
• List price: $385,900
• Delta: -35.27%
• 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%)	4mo	$617,000	$351	61
9 Plaza Ave	0.42mi	3/2.0 (-1)	1,789 (+5%)	9mo	$612,000	$342	60
20 Alvirne Dr	0.78mi	4/1.5	1,729 (+1%)	4mo	$600,000	$347	57
5 Plaza Ave	0.44mi	3/2.5 (-1)	1,897 (+11%)	3mo	$675,000	$356	52
32 Alvirne Dr	0.83mi	3/2.0 (-1)	1,829 (+7%)	3mo	$610,000	$334	46
285B Webster St	0.42mi	3/2.5 (-1)	1,968 (+15%)	5mo	$645,000	$328	44
37 Damon Ave	0.92mi	3/1.0 (-1)	1,556 (-9%)	2mo	$510,400	$328	40
16 Cassandra Ln	1.02mi	3/2.0 (-1)	1,580 (-7%)	10mo	$460,000	$291	39
12 Bell St	1.00mi	3/2.5 (-1)	1,600 (-6%)	11mo	$440,000	$275	38
11 Rotterdam Dr	0.63mi	3/2.0 (-1)	1,432 (-16%)	11mo	$550,000	$384	32
98 Page Rd	0.87mi	3/3.0 (-1)	1,990 (+17%)	2mo	$875,000	$440	29
28 Brinton Dr	0.75mi	3/2.0 (-1)	1,962 (+15%)	15mo	$600,000	$306	23

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: -37.3%
• Equity multiple: -0.19×
• Total profit: $-198,097
• Equity at exit: $88,888

10-year hold

• IRR: -53.8%
• Equity multiple: -0.82×
• Total profit: $-303,056
• Equity at exit: $51,544

Cash invested: $166,923 (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 · 8 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $369,900 ($248/sqft)
• Median days on market: 213 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +41.0% 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: 91
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,197 medium
• Mortgage (P&I): −$3,126
• Tax est. 1.5%: −$745 /mo · $8,942/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $-1,594

Break-even live

Break-even rent $5,215

Max offer price $365,453

Occupancy floor —

Sensitivity live

Price	-10% $-1,182	-5% $-1,388	+0% $-1,594	+5% $-1,800	+10% $-2,006
Rent	-10% $-1,847	-5% $-1,721	+0% $-1,594	+5% $-1,468	+10% $-1,342
Rate	-1.0pp $-1,294	-0.5pp $-1,443	base $-1,594	+0.5pp $-1,749	+1.0pp $-1,906

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: $149,038
• Closing costs: $17,885
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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

1. 2026-11-08
   days on market $385,900 Active 213 DOM
2. 2026-11-07
   days on market $385,900 Active 212 DOM
3. 2026-11-06
   days on market $385,900 Active 211 DOM
4. 2026-11-05
   days on market $385,900 Active 210 DOM
5. 2026-11-04
   days on market $385,900 Active 209 DOM
6. 2026-11-02
   days on market $385,900 Active 207 DOM
7. 2026-11-01
   days on market $385,900 Active 206 DOM
8. 2026-10-31
   days on market $385,900 Active 205 DOM
9. 2026-10-30
   days on market $385,900 Active 204 DOM
10. 2026-10-29
    days on market $385,900 Active 203 DOM
11. 2026-10-28
    days on market $385,900 Active 202 DOM
12. 2026-10-27
    days on market $385,900 Active 201 DOM
13. 2026-10-26
    days on market $385,900 Active 200 DOM
14. 2026-10-25
    days on market $385,900 Active 199 DOM
15. 2026-10-24
    days on market $385,900 Active 198 DOM
16. 2026-10-23
    days on market $385,900 Active 197 DOM
17. 2026-10-22
    days on market $385,900 Active 196 DOM
18. 2026-10-21
    days on market $385,900 Active 195 DOM
19. 2026-10-20
    days on market $385,900 Active 194 DOM
20. 2026-10-19
    days on market $385,900 Active 193 DOM
21. 2026-10-18
    days on market $385,900 Active 192 DOM
22. 2026-10-17
    days on market $385,900 Active 191 DOM
23. 2026-10-16
    days on market $385,900 Active 190 DOM
24. 2026-10-15
    days on market $385,900 Active 189 DOM
25. 2026-10-14
    days on market $385,900 Active 188 DOM
26. 2026-10-13
    days on market $385,900 Active 187 DOM
27. 2026-10-12
    days on market $385,900 Active 186 DOM
28. 2026-10-11
    days on market $385,900 Active 185 DOM
29. 2026-10-10
    days on market $385,900 Active 184 DOM
30. 2026-10-09
    days on market $385,900 Active 183 DOM
31. 2026-10-08
    days on market $385,900 Active 182 DOM
32. 2026-10-07
    days on market $385,900 Active 181 DOM
33. 2026-10-06
    days on market $385,900 Active 180 DOM
34. 2026-10-05
    days on market $385,900 Active 179 DOM
35. 2026-10-04
    days on market $385,900 Active 178 DOM
36. 2026-10-03
    days on market $385,900 Active 177 DOM
37. 2026-10-02
    days on market $385,900 Active 176 DOM
38. 2026-10-01
    days on market $385,900 Active 175 DOM
39. 2026-09-30
    days on market $385,900 Active 174 DOM
40. 2026-09-29
    days on market $385,900 Active 173 DOM
41. 2026-09-28
    days on market $385,900 Active 172 DOM
42. 2026-09-27
    days on market $385,900 Active 171 DOM
43. 2026-09-26
    days on market $385,900 Active 170 DOM
44. 2026-09-25
    days on market $385,900 Active 169 DOM
45. 2026-09-24
    days on market $385,900 Active 168 DOM
46. 2026-09-23
    days on market $385,900 Active 167 DOM
47. 2026-09-22
    days on market $385,900 Active 166 DOM
48. 2026-09-21
    days on market $385,900 Active 165 DOM
49. 2026-09-20
    days on market $385,900 Active 164 DOM
50. 2026-09-18
    days on market $385,900 Active 162 DOM

ⓘ 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: $38,363
• − Mortgage interest: −$33,394
• − Property taxes: −$8,942
• − Insurance: −$2,981
• − Repairs & maintenance: −$3,069
• − Management: −$3,069
• − Depreciation: −$17,343
• Taxable loss: −$30,435
• Est. tax savings @ 24.0%: +$7,304
• After-tax cash flow: $-11,827/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%
• 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

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