13 Charles Bancroft Hwy Unit 3052-1 · Litchfield, NH 03052

$359,900

3 bd · 2.0 ba · 1,387 sqft · SingleFamily · 121 Days on market

Built 2026 Excellent condition 1,387 sqft lot $259/sqft · 32% below area Est $526k · 32% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-orders are open now with April-May completion! Litchfield Estates is a stunning new development offering modern, single-level living on spacious private lots in a quiet, wooded setting in Litchfield, NH. The Hollow | 1,387 sq ft | 3 Bed | 2 Bath This thoughtfully designed home features an open-concept layout with a spacious living room, dedicated dining area, and a flex space perfect for a home office or playroom. The kitchen includes a coffee bar and pantry. The generous primary suite offers privacy and comfort, while two additional bedrooms make this home ideal for families, guests, or extra workspace.

Key facts

• Flex space
• Private lots
• Prime location

Tags

• OPEN-CONCEPT LAYOUT
• FLEX SPACE
• COFFEE BAR
• PRIVATE LOTS
• LOW-MAINTENANCE LIVING
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (2.8% below list).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in Litchfield — 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: area grade C — 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: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k 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 121 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Recommended offer $316,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $525,871
• List price: $359,900
• Delta: -31.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Charles Bancroft Hwy	0.25mi	3/1.0	1,328 (-4%)	8mo	$500,000	$377	71
11 Charles Bancroft Hwy	0.12mi	2/2.0 (-1)	1,540 (+11%)	9mo	$528,000	$343	64
16 Plaza Ave Unit B	0.39mi	3/1.5	1,358 (-2%)	15mo	$407,000	$300	64
11 Rotterdam Dr	0.63mi	3/2.0	1,432 (+3%)	8mo	$550,000	$384	59
57 Pennichuck St	0.74mi	3/2.0	1,236 (-11%)	22mo	$412,000	$333	29

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-40,572
• Equity at exit: $53,662

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-12,331
• Equity at exit: $31,118

Cash invested: $100,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $369,900 ($248/sqft)
• Median days on market: 121 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +53.0% 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: 70
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $278

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 87%

Sensitivity live

Price	-10% $527	-5% $402	+0% $278	+5% $153	+10% $29
Rent	-10% $1	-5% $140	+0% $278	+5% $416	+10% $554
Rate	-1.0pp $459	-0.5pp $369	base $278	+0.5pp $185	+1.0pp $90

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: $89,975
• Closing costs: $10,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Swift Ln Merrimack, NH	2.0	1.5	1544	$3,500	$2.27	93d	1	1.18mi

Property features AI

Finance

• Other: Address: 13 Charles Bancroft Hwy Unit 3052-1, Litchfield, NH 03052Listing modified on 2026-04-29
• Financial info: Listed at $359,000

Exterior

• Utilities: Has heating
• Home design: Spec inventory, plan named The HollowActive status

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Heating present (type listed as Other)
• Interior features: Living area approximately 1,387

Listing history 50 events

1. 2026-08-08
   days on market $359,900 Active 121 DOM
2. 2026-08-07
   days on market $359,900 Active 120 DOM
3. 2026-08-06
   days on market $359,900 Active 119 DOM
4. 2026-08-05
   days on market $359,900 Active 118 DOM
5. 2026-08-04
   days on market $359,900 Active 117 DOM
6. 2026-08-03
   days on market $359,900 Active 116 DOM
7. 2026-07-31
   days on market $359,900 Active 113 DOM
8. 2026-07-29
   days on market $359,900 Active 111 DOM
9. 2026-07-27
   days on market $359,900 Active 109 DOM
10. 2026-07-25
    days on market $359,900 Active 107 DOM
11. 2026-07-24
    days on market $359,900 Active 106 DOM
12. 2026-07-23
    days on market $359,900 Active 105 DOM
13. 2026-07-22
    days on market $359,900 Active 104 DOM
14. 2026-07-21
    days on market $359,900 Active 103 DOM
15. 2026-07-18
    days on market $359,900 Active 100 DOM
16. 2026-07-16
    days on market $359,900 Active 98 DOM
17. 2026-07-16
    days on market $359,900 Active 97 DOM
18. 2026-07-14
    days on market $359,900 Active 96 DOM
19. 2026-07-13
    days on market $359,900 Active 95 DOM
20. 2026-07-12
    days on market $359,900 Active 94 DOM
21. 2026-07-11
    days on market $359,900 Active 93 DOM
22. 2026-07-10
    days on market $359,900 Active 92 DOM
23. 2026-07-09
    days on market $359,900 Active 91 DOM
24. 2026-07-08
    days on market $359,900 Active 90 DOM
25. 2026-07-07
    days on market $359,900 Active 89 DOM
26. 2026-07-06
    days on market $359,900 Active 88 DOM
27. 2026-07-05
    days on market $359,900 Active 87 DOM
28. 2026-07-04
    days on market $359,900 Active 86 DOM
29. 2026-07-03
    days on market $359,900 Active 85 DOM
30. 2026-07-02
    days on market $359,900 Active 84 DOM
31. 2026-07-01
    days on market $359,900 Active 83 DOM
32. 2026-06-30
    days on market $359,900 Active 82 DOM
33. 2026-06-29
    days on market $359,900 Active 81 DOM
34. 2026-06-28
    days on market $359,900 Active 80 DOM
35. 2026-06-28
    days on market $359,900 Active 79 DOM
36. 2026-06-27
    days on market $359,900 Active 78 DOM
37. 2026-06-25
    days on market $359,900 Active 76 DOM
38. 2026-06-23
    days on market $359,900 Active 74 DOM
39. 2026-06-21
    days on market $359,900 Active 73 DOM
40. 2026-06-18
    days on market $359,900 Active 70 DOM
41. 2026-06-17
    days on market $359,900 Active 69 DOM
42. 2026-06-16
    days on market $359,900 Active 68 DOM
43. 2026-06-15
    days on market $359,900 Active 67 DOM
44. 2026-06-14
    days on market $359,900 Active 65 DOM
45. 2026-06-10
    days on market $359,900 Active 62 DOM
46. 2026-06-09
    days on market $359,900 Active 61 DOM
47. 2026-06-08
    days on market $359,900 Active 60 DOM
48. 2026-06-07
    days on market $359,900 Active 59 DOM
49. 2026-06-03
    days on market $359,900 Active 55 DOM
50. 2026-06-02
    days on market $359,900 Active 54 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: $42,000
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,470
• Taxable loss: −$2,548
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $3,945/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 · 9 photos

Excellent 95/100 None rehab

This modern single-family home in Litchfield Estates is move-in ready with excellent condition and a thoughtfully designed layout. It offers a spacious living room, dining area, and a flex space perfect for a home office or playroom. The home is ideal for families, guests, or extra workspace. The open-concept floor plan and high-quality finishes throughout make it a great investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/renters. ↑

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

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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%

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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%

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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

• Other: Address: 13 Charles Bancroft Hwy Unit 3052-1, Litchfield, NH 03052Listing modified on 2026-04-29
• Financial info: Listed at $359,000

Exterior

• Utilities: Has heating
• Home design: Spec inventory, plan named The HollowActive status

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Heating present (type listed as Other)
• Interior features: Living area approximately 1,387