Duplex with Oversized
For Sale
$750,000
1 Gumpas Hill Rd, Pelham, NH 03076
Two separate living units with a finished basement, expansive yard, pool deck, and workshop-capable garage.
Property Size2,669 SF
Price / SF$281
Days on Market50
Property Features for 1 Gumpas Hill Rd
General Information
Standard status
Active
Size
2,669 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
Keller Williams Realty-Metropolitan
Listed By:
D'Ann True
Source:
Findanewhampshirehome
Added: Jul 12
Changed: Aug 29
Last Checked: Aug 25 at 6:19AM
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 Keller Williams Realty-Metropolitan
Investment Insights
Based on property information with market context.
This 1960 duplex provides two distinct residential units totaling 2,669 square feet on 1.01 acres. The first-floor residence measures 1,249 square feet and includes two bedrooms, a full bathroom, living and dining rooms, and an updated kitchen with granite countertops and stainless steel appliances. The 1,225-square-foot second-floor unit offers three bedrooms, a full bathroom, a sunroom, and a living room, with a private rear entry.
A full basement adds a finished room, laundry area, and shelving. Outdoor features include a two-tier deck surrounding an above-ground pool, a gazebo, covered front porch, shed, fruit trees, and a level yard. The property also includes an oversized 2+ garage with electricity and room for a workshop. Located in Pelham, NH, near the Massachusetts border.
A full basement adds a finished room, laundry area, and shelving. Outdoor features include a two-tier deck surrounding an above-ground pool, a gazebo, covered front porch, shed, fruit trees, and a level yard. The property also includes an oversized 2+ garage with electricity and room for a workshop. Located in Pelham, NH, near the Massachusetts border.
Key Highlights
- Two‑unit duplex with 2,669 square feet of total living space
- First‑floor unit: 2 bedrooms, 1 full bath, and 1,249 square feet
- Second‑floor unit: 3 bedrooms, 1 full bathroom, and 1,225 square feet
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
$39,195
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
5.23%
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%
$783,900
$783.9K
Cap Rate 7%
$559,929
$559.9K
Cap Rate 9%
$435,500
$435.5K
Market Conditions
NOI Build-Up for 2,669 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
$59.3K $22.20/SF
− Vacancy
−$3.3K −$1.22/SF
EGI
$56.0K $20.98/SF
− OpEx
−$16.8K −$6.29/SF
NOI
$39.2K $14.69/SF
Area
Hillsborough County, NH
Vacancy
5.50%
Lease Rate
$22.20 /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%
$783,900
Cap Rate 7%
$559,929
Cap Rate 9%
$435,500
Alternative Uses
Best Use
Multifamily LT 5
$559.9K
$489.9K – $653.3K
NOI $39,195 @ 7.0% cap · market cap 5.23%
Second Best
Apartment 5plus
$518.8K
$453.9K – $605.2K
NOI $36,314 @ 7.0% cap · market cap 4.84%
Theoretical Best
Specialty Retail
$4.89M
$4.28M – $5.70M
NOI $342,299 @ 7.0% cap · market cap 45.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 03076, NH
14,222
Population
5,174
Households
2.7
Avg Household Size
44
Median Age
38%
College-Educated
96%
High-School Grad
26.3 sq mi
ZIP Area
541
Density / Sq Mi
$126,804
Median Household Income
$64,052
Median Earnings
$1,390
Median Rent
$484,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living units with a finished basement, expansive yard, pool deck, and workshop-capable garage.
Where is this duplex located?
The property is located at 1 Gumpas Hill Rd Pelham, NH.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,669 square feet of total living space; First‑floor unit: 2 bedrooms, 1 full bath, and 1,249 square feet; Second‑floor unit: 3 bedrooms, 1 full bathroom, and 1,225 square feet
