2-Unit Duplex with Oil
For Sale
$599,000
13 Main Street, Plaistow, NH 03865
MULTI_FAMILY - Other - Plaistow, NH
Property Size1,294 SF
Lot Size0.83 Acres
Price / SF$462.91
Days on Market165
Property Features for 13 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C-2
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 1, Basement, Bedroom 1, Bathroom 2
Lot features
Near Shopping
Elementary school
Pollard Elementary School
Middle school
Timberlane Regional Middle
High school
Timberlane Regional High Sch
Directions
Plaistow Rd to Main St (RT 121A)
Standard status
Active
Size
1,294 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8271
Utilities
Heating system
Oil
Cooling system
Zoned, Ductless
Water source
Well
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Lillian Montalto Signature Properties
(978) 475-1400
Listed By:
Lillian Montalto · License #79547
(978) 475-1400
Added: Mar 3
Changed: Aug 2
Last Checked: Aug 15 at 12:06PM
MLS# 5078036
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.
This 2-unit duplex at 13 Main Street provides two separate units: one one-bedroom unit and one two-bedroom unit. Each unit has its own kitchen and full bath, for a total of 1,294 square feet under roof. The building includes a full basement that can support storage needs, with vinyl siding, a shingle roof, oil heat, and ductless mini-split cooling.
Set on a 0.83-acre lot, the property offers ample off-street parking and is supported by well water and septic sewer. The zoning is C-2, and the property is described as convenient to shopping, dining, and major routes.
Built in 1910, this duplex is configured for an income-producing residential use with in-place cash-flow characteristics.
Set on a 0.83-acre lot, the property offers ample off-street parking and is supported by well water and septic sewer. The zoning is C-2, and the property is described as convenient to shopping, dining, and major routes.
Built in 1910, this duplex is configured for an income-producing residential use with in-place cash-flow characteristics.
Key Highlights
- Two separate units: one one‑bedroom and one two‑bedroom, each with a kitchen and full bath
- Total building area: 1,294 SF
- 0.83‑acre lot with ample off‑street parking
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
$21,799
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
3.64%
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%
$435,980
$436.0K
Cap Rate 7%
$311,414
$311.4K
Cap Rate 9%
$242,211
$242.2K
Market Conditions
NOI Build-Up for 1,294 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
$32.6K $25.20/SF
− Vacancy
−$1.5K −$1.13/SF
EGI
$31.1K $24.07/SF
− OpEx
−$9.3K −$7.22/SF
NOI
$21.8K $16.85/SF
Area
Rockingham County, NH
Vacancy
4.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
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%
$435,980
Cap Rate 7%
$311,414
Cap Rate 9%
$242,211
Alternative Uses
Best Use
Multifamily LT 5
$311.4K
$272.5K – $363.3K
NOI $21,799 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$280.5K
$245.5K – $327.3K
NOI $19,636 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$430.8K
$377.0K – $502.6K
NOI $30,157 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Explore this area
Business Placement
Demographics for 03865, NH
7,830
Population
3,180
Households
2.5
Avg Household Size
44
Median Age
36%
College-Educated
97%
High-School Grad
10.6 sq mi
ZIP Area
739
Density / Sq Mi
$109,040
Median Household Income
$58,452
Median Earnings
$1,595
Median Rent
$382,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex zoned C-2 with oil heat, mini-split cooling, and well-and-septic utilities for each unit.
Where is this duplex located?
The property is located at 13 Main Street Plaistow, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two separate units: one one‑bedroom and one two‑bedroom, each with a kitchen and full bath; Total building area: 1,294 SF; 0.83‑acre lot with ample off‑street parking
