Mixed-Use Property with Covered
For Sale
$399,000
207 Main St, Littleton, NH 03561
C-1 zoning supports residential, commercial, or mixed-use occupancy in downtown Littleton.
Property Size2,324 SF
Price / SF$171.69
Days on Market13
Property Features for 207 Main St
General Information
Standard status
Active
Size
2,324 SF
Zoning
C-1
Building Details
Year Built
1851
Buildings
1
Stories
2
Construction
New Englander
Listing Agency:
Matt Tellier Real Estate
(603) 991-6167
Listed By:
Matt Tellier
Source:
Megansellsnh
Added: Aug 17
Changed: Aug 27
Last Checked: Aug 28 at 1:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Matt Tellier Real Estate
Investment Insights
Based on property information with market context.
Built in 1851, this 2,324-square-foot mixed-use property combines traditional New England character with a flexible interior arrangement. The first floor includes an open-concept area, a primary suite with a half bath, three additional rooms, and a large family room with vaulted pine ceilings, exposed beams, and a tin ceiling detail. The upper level is arranged as a three-bedroom apartment with a ¾ bath and covered porch access, while the property as a whole contains four bedrooms and three bathrooms.
C-1 zoning accommodates residential, commercial, and mixed-use applications. The property is located at 207 Main St in Littleton, near Main Street, the Riverwalk District, and the Ammonoosuc River. Exterior features include a covered front porch and side deck, along with a two-bay drive-under garage with a workbench area. The roof was replaced approximately 7 years ago.
C-1 zoning accommodates residential, commercial, and mixed-use applications. The property is located at 207 Main St in Littleton, near Main Street, the Riverwalk District, and the Ammonoosuc River. Exterior features include a covered front porch and side deck, along with a two-bay drive-under garage with a workbench area. The roof was replaced approximately 7 years ago.
Key Highlights
- 2,324‑square‑foot mixed‑use property built in 1851
- C‑1 zoning allows residential, commercial, and mixed‑use purposes
- First floor includes primary suite, three additional rooms, and vaulted‑ceiling family room
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
$28,108
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
7.04%
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%
$562,160
$562.2K
Cap Rate 7%
$401,543
$401.5K
Cap Rate 9%
$312,311
$312.3K
Market Conditions
NOI Build-Up for 2,324 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
$43.2K $18.60/SF
− Vacancy
−$5.7K −$2.47/SF
EGI
$37.5K $16.13/SF
− OpEx
−$9.4K −$4.03/SF
NOI
$28.1K $12.09/SF
Area
Grafton County, NH
Vacancy
13.30%
Lease Rate
$18.60 /SF/Yr
Expense Ratio
25.00%
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%
$562,160
Cap Rate 7%
$401,543
Cap Rate 9%
$312,311
Alternative Uses
Best Use
Office B
$401.5K
$351.4K – $468.5K
NOI $28,108 @ 7.0% cap · market cap 7.04%
Second Best
Mixed Use
$343.6K
$300.7K – $400.9K
NOI $24,053 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$511.2K
$447.3K – $596.4K
NOI $35,785 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
664
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1 zoning supports residential, commercial, or mixed-use occupancy in downtown Littleton.
Where is this mixed-use property located?
The property is located at 207 Main St Littleton, NH.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,324‑square‑foot mixed‑use property built in 1851; C‑1 zoning allows residential, commercial, and mixed‑use purposes; First floor includes primary suite, three additional rooms, and vaulted‑ceiling family room
