Two-Unit Duplex with Above-Ground
For Sale
$750,000
1 Gumpas Hill Road, Pelham, NH 03076
MULTI_FAMILY - Other - Pelham, NH
Property Size2,669 SF
Lot Size1.01 Acres
Price / SF$281
Days on Market12
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, Bedroom 3, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 4, Basement
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
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
Water source
Well, Private
Amenities
updated kitchen with granite countertops and stainless steel appliances
sunroom
finished basement room
laundry area
two-tiered deck
above ground pool
gazebo
fruit trees
shed
covered porch
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) 232-8282
Added: Jul 29
Changed: Aug 3
Last Checked: Aug 9 at 1:06PM
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.
Welcome home to this well-maintained two-family duplex set on 1.01 acres in Pelham, NH. The property offers flexible living options, with two separate units that can support owner-occupied living, multi-generational use, or rental potential. The first-floor unit includes 2 bedrooms and 1 full bath with a large living room and dining room, plus an updated kitchen with granite countertops and stainless steel appliances. It has 1,249 square feet of living space and access through three different entrances, including two entrances associated with the first-floor unit and a private entrance out back.
The second-floor unit features 3 bedrooms and 1 full bathroom with a sunroom and additional living space. It offers 1,225 square feet of living space and connects to the property’s separate private entrance out back. A full basement includes a finished room, a laundry area, and shelving for storage.
Outside, enjoy a two-tiered deck that wraps halfway around the above ground pool, along with a gazebo for shaded relaxation. The level yard also includes a few fruit trees and a shed. A covered front porch with a hanging swing completes the setting. Built in 1960, the home is heated with oil and served by private well water, with cable available. Construction includes aluminum siding and vinyl siding, and the roof is shingle.
The second-floor unit features 3 bedrooms and 1 full bathroom with a sunroom and additional living space. It offers 1,225 square feet of living space and connects to the property’s separate private entrance out back. A full basement includes a finished room, a laundry area, and shelving for storage.
Outside, enjoy a two-tiered deck that wraps halfway around the above ground pool, along with a gazebo for shaded relaxation. The level yard also includes a few fruit trees and a shed. A covered front porch with a hanging swing completes the setting. Built in 1960, the home is heated with oil and served by private well water, with cable available. Construction includes aluminum siding and vinyl siding, and the roof is shingle.
Key Highlights
- Two‑family duplex on 1.01 acres with private well water and cable available
- First‑floor unit: 1,249 SF, 2 bedrooms, 1 full bath, updated kitchen with granite and stainless appliances
- Second‑floor unit: 1,225 SF, 3 bedrooms, full bath, sunroom, and additional living 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
$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
Lease Details
Multi-tenant
Tenancy
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-unit duplex with above-ground pool, private well water, oil heat, and an oversized two-plus garage for workspace.
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 $750,000.
What are key features of this property?
This property features: Two‑family duplex on 1.01 acres with private well water and cable available; First‑floor unit: 1,249 SF, 2 bedrooms, 1 full bath, updated kitchen with granite and stainless appliances; Second‑floor unit: 1,225 SF, 3 bedrooms, full bath, sunroom, and additional living room
