Residential Building Lot with ICF
For Sale
$359,900
245 Manns Hill Road, Littleton, NH 03561
Land, Littleton, NH
Property Size2,130 SF
Lot Size2.80 Acres
Price / SF$168.97
Days on Market114
Property Features for 245 Manns Hill Road
General Information
Property type
Land
Property subtype
Other
Zoning
R-1
Lot features
Mountain View, View
Elementary school
Mildred C. Lakeway School
Middle school
Daisy Bronson Junior High
High school
Littleton High School
Elementary school district
Littleton Sch District SAU #84
Middle school district
Littleton Sch District SAU #84
High school district
Littleton Sch District SAU #84
Standard status
Active
Lot size
2.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1441
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Listing Agency:
Badger Peabody & Smith Realty
(603) 823-5700
Listed By:
Keegan Rice · License #072031
(603) 444-1294
Added: May 13
Changed: Aug 19
Last Checked: Sep 3 at 9:06AM
MLS# 5088632
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Situated on 2.8+/- acres with southern exposure and striking views of Cannon Mountain, this partially completed residential home offers a weather-tight ICF (Insulated Concrete Form) construction shell ready for further development. Doors and windows are already installed, and siding strapping is in place, so the next owner or builder can continue from an advanced structural starting point. The main level is built out with open-span living space, and the lower level mirrors the upper level in size and includes walk-out access plus two roughed-in garage door openings.
Remaining scope includes mechanical systems such as plumbing, heating/cooling, and electrical, along with roofing, siding, interior partitions and finishes, the lower-level slab, driveway, and some remaining site work, with decks or porches if desired. Existing plans are available.
Power, town water, and town sewer are available at the street. The property is located about one mile from downtown Littleton’s Main Street, with shopping, dining, trails, skiing, and the White Mountain National Forest described as minutes away.
Remaining scope includes mechanical systems such as plumbing, heating/cooling, and electrical, along with roofing, siding, interior partitions and finishes, the lower-level slab, driveway, and some remaining site work, with decks or porches if desired. Existing plans are available.
Power, town water, and town sewer are available at the street. The property is located about one mile from downtown Littleton’s Main Street, with shopping, dining, trails, skiing, and the White Mountain National Forest described as minutes away.
Key Highlights
- 2.8+/- acre partially completed home site in Littleton, NH with southern exposure and views of Cannon Mountain
- ICF (Insulated Concrete Form) construction with doors and windows installed and siding strapping in place
- Main level offers approximately 2,130+/- SF of open‑span living space with flexible layout options
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,365
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.38%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$387,300
$387.3K
Cap Rate 7%
$276,643
$276.6K
Cap Rate 9%
$215,167
$215.2K
Market Conditions
NOI Build-Up for 2,130 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.1K $17.40/SF
− Vacancy
−$1.9K −$0.87/SF
EGI
$35.2K $16.53/SF
− OpEx
−$15.8K −$7.44/SF
NOI
$19.4K $9.09/SF
Area
Grafton County, NH
Vacancy
5.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$387,300
Cap Rate 7%
$276,643
Cap Rate 9%
$215,167
Alternative Uses
Best Use
Apartment 5plus
$276.6K
$242.1K – $322.8K
NOI $19,365 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$468.5K
$410.0K – $546.6K
NOI $32,798 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 03561, NH
6,005
Population
3,124
Households
1.9
Avg Household Size
47
Median Age
25%
College-Educated
86%
High-School Grad
50.0 sq mi
ZIP Area
120
Density / Sq Mi
$54,545
Median Household Income
$44,391
Median Earnings
$886
Median Rent
$249,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - 2.8+/- acre lot with southern exposure and a weather-tight, partially completed ICF home shell, with utilities at the street.
Where is this residential land & home lot located?
The property is located at 245 Manns Hill Road Littleton, NH.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: 2.8+/- acre partially completed home site in Littleton, NH with southern exposure and views of Cannon Mountain; ICF (Insulated Concrete Form) construction with doors and windows installed and siding strapping in place; Main level offers approximately 2,130+/- SF of open‑span living space with flexible layout options
