2026 N Main St #499 · Beecher Falls, VT 03592

$399,000

35 bd · 20.0 ba · 2,459 sqft · MultiFamily · 30 Days on market

Built 1981 Good condition 0.82 ac lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Appreciation +2.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 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

The possibilities are endless with this versatile 5-unit multi-family overlooking Lake Francis with deeded snowmobile and possible ATV access. A friends and family compound, overflow lodging, 1031 exchange or an owner-occupied small business could ideally suit its new owner’s needs. Centrally located in Pittsburg on the triangle of Route 3 and Lake Francis Road the property offers a nicely renovated detached log cabin with 2BRs, hardwood flooring, updated ¾ bath and new furnishings. Walk out basement housing the properties mechanicals, washer/dryer, and tons of dry storage. The detached 4-unit building consists of 2-units (2BR’s each) newly renovated with fully equipped kitchens with ¾ baths. 1 (1BR) unit fully updated with fully equipped kitchen and ¾ bath and final 4th unit waiting for finishing touches completed through finished drywall currently used for extra storage. Ample parking on the property for multiple trucks and trailers during peak recreation seasons. Seller to complete cabin foundation repairs prior to closing. Owner financing available for qualified purchaser with terms outlined in listing package. Listing Broker is managing owner of the selling LLC.

Key facts

• Atv access
• Hardwood flooring
• Updated bath

Tags

• DEEDED SNOWMOBILE ACCESS
• ATV ACCESS
• RENOVATED DETACHED LOG CABIN
• HARDWOOD FLOORING
• UPDATED BATH
• WALK OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 4×2bd/0.75ba + 1×1bd/0.75ba units multifamily listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $247/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.1% in Beecher Falls — 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 53/100 on livability (#116 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Pittsburg School District (rural): math 20% / reading 30% proficiency, ranked #165 of 171 in NH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.

Recommended offer $393,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $14,196
• Equity at exit: $59,492

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $114,107
• Equity at exit: $34,498

Cash invested: $111,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 03592

• Home prices YoY: -1.1%
• Price-to-rent: 31.8×

Monthly cashflow live

• Estimated rent: $5,056 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,062
• Net cashflow: $1,237

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	0.75	$4,180
1× unit	1	0.75	$877
Total (5 units)			$5,056

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   The possibilities are endless with this versatile 5-unit multi-family overlooking Lake Francis with deeded snowmobile and possible ATV access. A friends and family compound, overflow lodging, 1031 exchange or an owner-occupied small business could ideally suit its new owner’s needs. Centrally located in Pittsburg on the triangle of Route 3 and Lake Francis Road the property offers a nicely renovated detached log cabin with 2BRs, hardwood flooring, updated ¾ bath and new furnishings. Walk out basement housing the properties mechanicals, washer/dryer, and tons of dry storage. The detached 4-unit building consists of 2-units (2BR’s each) newly renovated with fully equipped kitchens with ¾ baths. 1 (1BR) unit fully updated with fully equipped kitchen and ¾ bath and final 4th unit waiting for finishing touches completed through finished drywall currently used for extra storage. Ample parking on the property for multiple trucks and trailers during peak recreation seasons. Seller to complete cabin foundation repairs prior to closing. Owner financing available for qualified purchaser with terms outlined in listing package. Listing Broker is managing owner of the selling LLC.

2. 2026-04-15
   listed $399,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   The possibilities are endless with this versatile 5-unit multi-family overlooking Lake Francis with deeded snowmobile and possible ATV access. A friends and family compound, overflow lodging, 1031 exchange or an owner-occupied small business could ideally suit its new owner’s needs. Centrally located in Pittsburg on the triangle of Route 3 and Lake Francis Road the property offers a nicely renovated detached log cabin with 2BRs, hardwood flooring, updated ¾ bath and new furnishings. Walk out basement housing the properties mechanicals, washer/dryer, and tons of dry storage. The detached 4-unit building consists of 2-units (2BR’s each) newly renovated with fully equipped kitchens with ¾ baths. 1 (1BR) unit fully updated with fully equipped kitchen and ¾ bath and final 4th unit waiting for finishing touches completed through finished drywall currently used for extra storage. Ample parking on the property for multiple trucks and trailers during peak recreation seasons. Seller to complete cabin foundation repairs prior to closing. Owner financing available for qualified purchaser with terms outlined in listing package. Listing Broker is managing owner of the selling LLC.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 17 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: $60,672
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,854
• − Management: −$4,854
• − Depreciation: −$11,607
• Taxable income: $9,027
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $12,676/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

Good 75/100 Cosmetic rehab

This multi-family property offers a well-maintained and updated interior with good curb appeal. Minor exterior painting and flooring updates would significantly enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves aesthetics and functionality
• Both Update kitchen appliances — Modernizes the space and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Update kitchen appliances — Modernizes the space and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pittsburg School District
• NCES district ID: 3305700
• Math proficiency: 20% ▲ 9.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $42,205
• Composite: 24.33/100
• National rank: #13115
• State rank: #165 of 171 in NH

Livability — Beecher Falls

• Score: 53/100
• State rank: #116
• US rank: #24264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 108
• Population (ZIP): 972

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.60%
• Current HPI: 413.087
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-15 Pending — PrimeMLS
• 2026-04-15 Listed $399,000 PrimeMLS