Two-Unit Duplex with Oversized
For Sale
Under Contract
$675,000
1 Gumpas Hill Road, Pelham, NH 03076
Multi-Family, Pelham, NH
Property Size2,669 SF
Lot Size1.01 Acres
Price / SF$252.90
Days on Market50
Property Features for 1 Gumpas Hill Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Basement, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 4
Parking features
Driveway, Open, Garage
Patio and Porch features
Deck
Exterior features
Deck, Garden Space, Above Ground Pool
Lot features
Corner, Country Setting, Neighborhood
Elementary school
Pelham Elementary School
Middle school
Pelham Memorial School
High school
Pelham High School
Elementary school district
Pelham
Middle school district
Pelham
High school district
Pelham
Standard status
Active Under Contract
Size
2,669 SF
Lot size
1.01 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7495
Utilities
Utilities
Cable Available
Heating system
Oil, Propane (Heating), Pellet Stove
Water source
Well, Private
Amenities
above ground pool
gazebo
deck
covered porch
shed
Building Details
Year built
1960
Floors in Building
2
Number of units
2
Building materials
Aluminum Siding, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty-Metropolitan
(603) 232-8282
Listed By:
D'Ann True
(603) 867-6272
Added: Jul 29
Changed: Sep 12
Last Checked: Sep 16 at 4:06AM
MLS# 5102389
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 two-unit duplex, built in 1960, provides 2,669 square feet of living space on 1.01 acres. The first-floor residence includes two bedrooms, one full bathroom, a living room, dining room, and updated kitchen with granite countertops and stainless steel appliances. Upstairs, the second residence offers three bedrooms, one full bathroom, a sunroom, and a living room. Separate entrances provide distinct access to each unit, while the full basement adds a finished room, laundry area, and storage shelving.
Outdoor improvements include a covered front porch, two-tier deck, above-ground pool, gazebo, garden space, fruit trees, and shed. An oversized 2+ garage includes electricity and workshop space, with additional open parking and a driveway. Heating options include pellet stoves, oil, and propane; the property has a private well and cable availability. Pelham is near the Massachusetts border.
Outdoor improvements include a covered front porch, two-tier deck, above-ground pool, gazebo, garden space, fruit trees, and shed. An oversized 2+ garage includes electricity and workshop space, with additional open parking and a driveway. Heating options include pellet stoves, oil, and propane; the property has a private well and cable availability. Pelham is near the Massachusetts border.
Key Highlights
- Two‑unit duplex with 2,669 square feet of living space on 1.01 acres
- First‑floor unit measures 1,249 square feet with 2 bedrooms and 1 full bath
- Second‑floor unit offers 1,225 square feet, 3 bedrooms, 1 full bath, and a sunroom
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
5.81%
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 5.81%
Second Best
Apartment 5plus
$518.8K
$453.9K – $605.2K
NOI $36,314 @ 7.0% cap · market cap 5.38%
Theoretical Best
Specialty Retail
$4.89M
$4.28M – $5.70M
NOI $342,299 @ 7.0% cap · market cap 50.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Residentially zoned duplex with separate living areas, outdoor amenities, and flexible space for extended household use.
Where is this duplex located?
The property is located at 1 Gumpas Hill Road Pelham, NH.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,669 square feet of living space on 1.01 acres; First‑floor unit measures 1,249 square feet with 2 bedrooms and 1 full bath; Second‑floor unit offers 1,225 square feet, 3 bedrooms, 1 full bath, and a sunroom
