Five-Unit Apartment
New
For Sale
$799,000
11 Orange St, Farmington, NH 03835
Mixed one- and two-bedroom unit layout with public water, sewer, and propane forced-air heat.
Property Size3,248 SF
Price / SF$245
Days on Market2
Property Features for 11 Orange St
General Information
Standard status
Active
Size
3,248 SF
Property subtype
Multi-Family
Building Details
Year Built
1890
Listing Agency:
Century 21 North East
Listed By:
Scott Forte
(800) 844-7653
Source:
Samonasgroup
Added: Sep 22
Last Checked: Sep 22 at 1:23PM
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 Century 21 North East
Investment Insights
Based on property information with market context.
This 1890 apartment building contains five residential units arranged as three one-bedroom residences and two two-bedroom residences. The property provides approximately 3,248 square feet of finished living area, with vinyl siding, propane forced-air heat, and a paved driveway serving the building. Public water and sewer support the existing configuration.
Located at 11 Orange Street in Farmington, New Hampshire, the property occupies a 0.22-acre city lot along a public-maintained road. Approximately 170 feet of road frontage provides a substantial street presence, while VC VIL zoning identifies the property's current land-use designation.
Located at 11 Orange Street in Farmington, New Hampshire, the property occupies a 0.22-acre city lot along a public-maintained road. Approximately 170 feet of road frontage provides a substantial street presence, while VC VIL zoning identifies the property's current land-use designation.
Key Highlights
- Five‑unit apartment building with three 1‑bedroom and two 2‑bedroom units
- Approximately 3,248 square feet of finished living area
- 0.22‑acre city lot at 11 Orange Street, Farmington, NH 03835
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
$30,409
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
3.81%
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%
$608,180
$608.2K
Cap Rate 7%
$434,414
$434.4K
Cap Rate 9%
$337,878
$337.9K
Market Conditions
NOI Build-Up for 3,248 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 $17.64/SF
− Vacancy
−$2.0K −$0.62/SF
EGI
$55.3K $17.02/SF
− OpEx
−$24.9K −$7.66/SF
NOI
$30.4K $9.36/SF
Area
Strafford County, NH
Vacancy
3.50%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
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%
$608,180
Cap Rate 7%
$434,414
Cap Rate 9%
$337,878
Alternative Uses
Best Use
Apartment 5plus
$434.4K
$380.1K – $506.8K
NOI $30,409 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$868.9K
$760.3K – $1.01M
NOI $60,826 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
184
Businesses Nearby
Explore this area
Business Placement
Demographics for 03835, NH
6,758
Population
2,994
Households
2.3
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
36.8 sq mi
ZIP Area
184
Density / Sq Mi
$63,704
Median Household Income
$33,333
Median Earnings
$963
Median Rent
$273,000
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?
Apartment building - Mixed one- and two-bedroom unit layout with public water, sewer, and propane forced-air heat.
Where is this apartment building located?
The property is located at 11 Orange St Farmington, NH.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Five‑unit apartment building with three 1‑bedroom and two 2‑bedroom units; Approximately 3,248 square feet of finished living area; 0.22‑acre city lot at 11 Orange Street, Farmington, NH 03835
