Updated Duplex with
For Sale
$575,000
1090 Main St, Laconia, NH 03246
Two attached residences provide flexible living arrangements with separate entries and updated kitchens and baths.
Property Size2,653 SF
Lot Size1.86 Acres
Price / SF$216.74
Days on Market40
Property Features for 1090 Main St
General Information
Standard status
Active
Size
2,653 SF
Total Parking Spaces
2
Lot size
1.86 Acres
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
fireplace
3-season porch
storage shed
Building Details
Year Built
1952
Buildings
1
Construction
ranch
Listing Agency:
Coldwell Banker Realty Gilford NH
(603) 393-7713
Listed By:
Brenda Rowan
Source:
603luxury
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 28 at 1:11PM
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 Coldwell Banker Realty Gilford NH
Investment Insights
Based on property information with market context.
This 2,653-square-foot duplex, built in 1952, combines a three-bedroom, two-bath main residence with an attached one-bedroom, one-bath unit. Each residence has a private entry, and both kitchens have been upgraded. Interior features include high ceilings, hardwood and vinyl plank flooring, fireplaces, a den, a cedar closet, and additional storage in the lower level. The secondary unit includes an eat-in kitchen and living room, supporting use as a separate residence, guest area, home office, or in-law space.
The property occupies a 1.86-acre lot with road frontage along Blueberry Lane and North Main St. It also abuts a city-owned lot with Perley's Pond along 284.67 feet. City water and city sewer serve the property. Exterior improvements include a newer roof, newer windows, a three-season porch, an oversized heated two-car garage, and a large storage shed. Lake Opechee Park is within a short walk.
The property occupies a 1.86-acre lot with road frontage along Blueberry Lane and North Main St. It also abuts a city-owned lot with Perley's Pond along 284.67 feet. City water and city sewer serve the property. Exterior improvements include a newer roof, newer windows, a three-season porch, an oversized heated two-car garage, and a large storage shed. Lake Opechee Park is within a short walk.
Key Highlights
- 2,653 SF duplex on a 1.86‑acre lot
- Main residence offers 3 bedrooms and 2 updated bathrooms
- Attached second unit includes 1 bedroom, full bath, eat‑in kitchen, and 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
$38,709
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
6.73%
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%
$774,180
$774.2K
Cap Rate 7%
$552,986
$553.0K
Cap Rate 9%
$430,100
$430.1K
Market Conditions
NOI Build-Up for 2,653 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
$57.3K $21.60/SF
− Vacancy
−$2.0K −$0.76/SF
EGI
$55.3K $20.84/SF
− OpEx
−$16.6K −$6.25/SF
NOI
$38.7K $14.59/SF
Area
Belknap County, NH
Vacancy
3.50%
Lease Rate
$21.60 /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%
$774,180
Cap Rate 7%
$552,986
Cap Rate 9%
$430,100
Alternative Uses
Best Use
Multifamily LT 5
$553.0K
$483.9K – $645.2K
NOI $38,709 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$508.5K
$444.9K – $593.2K
NOI $35,594 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$630.9K
$552.0K – $736.1K
NOI $44,163 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
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 attached residences provide flexible living arrangements with separate entries and updated kitchens and baths.
Where is this duplex located?
The property is located at 1090 Main St Laconia, NH.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2,653 SF duplex on a 1.86‑acre lot; Main residence offers 3 bedrooms and 2 updated bathrooms; Attached second unit includes 1 bedroom, full bath, eat‑in kitchen, and living room
