Townhouse-Style Duplex with
New
For Sale
$639,000
11 and 13 Ryefield Terrace, Wolfeboro, NH 03894
Multi-Family, Wolfeboro, NH
Property Size2,704 SF
Lot Size6.61 Acres
Price / SF$236.32
Days on Market3
Property Features for 11 and 13 Ryefield Terrace
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
NORTH WOLFEBORO-IMPR
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Basement, Bedroom 6, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 5
Patio and Porch features
Deck
Exterior features
Deck, Partial Fence, Garden Space, Window Screens
Fencing
Partial
Appliances
Electric Water Heater
Lot features
Country Setting, Landscaped, Level, Secluded, Private
Elementary school
Carpenter Elementary
Middle school
Kingswood Regional Middle Sch
High school
Kingswood Regional High School
Elementary school district
Governor Wentworth Regional
Middle school district
Governor Wentworth Regional
High school district
Governor Wentworth Regional
Directions
From Wolfeboro Center, Route 109S/Center Street, right on 109S, approximately 2/5 miles, left on Ryefield Terrace.
Standard status
Active
Size
2,704 SF
Lot size
6.61 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6241
Utilities
Heating system
Oil, Baseboard
Water source
Well
Building Details
Year built
1987
Floors in Building
2
Number of units
2
Flooring type
Carpet, Combination
Building materials
Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Maxfield Real Estate/Wolfeboro
(603) 569-3128
Listed By:
Betty Ann Bickford
(603) 569-3128
Added: Aug 30
Changed: Aug 31
Last Checked: Sep 1 at 9:06AM
MLS# 5107408
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 duplex includes two townhouse-style condominium units at Mountain View Terrace Condominium. Each unit provides approximately 1,196 square feet of finished living space across two levels, with three bedrooms, two bathrooms, a fully applianced kitchen, dining area, living room, and unfinished basement storage. The property contains 2,704 square feet and was built in 1987.
Set on 6.61 acres at 11 and 13 Ryefield Terrace, the property has separate driveways and outdoor areas, with room for a deck or gardening. Existing features include decks, partial fencing, window screens, vinyl siding, shingle roofing, well water, oil baseboard heat, and an electric water heater. The residential setting is screened from Route 109 and is located minutes from downtown Wolfeboro, with Lake Wentworth Beach approximately five minutes away. Schools, The Nick, shopping, the library, and a hospital are also nearby.
Set on 6.61 acres at 11 and 13 Ryefield Terrace, the property has separate driveways and outdoor areas, with room for a deck or gardening. Existing features include decks, partial fencing, window screens, vinyl siding, shingle roofing, well water, oil baseboard heat, and an electric water heater. The residential setting is screened from Route 109 and is located minutes from downtown Wolfeboro, with Lake Wentworth Beach approximately five minutes away. Schools, The Nick, shopping, the library, and a hospital are also nearby.
Key Highlights
- Duplex with two townhouse‑style condominium units
- Each unit offers approximately 1,196 square feet of finished living space
- Three bedrooms and two bathrooms per unit
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
$31,453
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
4.92%
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%
$629,060
$629.1K
Cap Rate 7%
$449,329
$449.3K
Cap Rate 9%
$349,478
$349.5K
Market Conditions
NOI Build-Up for 2,704 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
$47.0K $17.40/SF
− Vacancy
−$2.1K −$0.78/SF
EGI
$44.9K $16.62/SF
− OpEx
−$13.5K −$4.99/SF
NOI
$31.5K $11.63/SF
Area
Carroll County, NH
Vacancy
4.50%
Lease Rate
$17.40 /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%
$629,060
Cap Rate 7%
$449,329
Cap Rate 9%
$349,478
Alternative Uses
Best Use
Multifamily LT 5
$449.3K
$393.2K – $524.2K
NOI $31,453 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$397.5K
$347.8K – $463.8K
NOI $27,827 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$675.2K
$590.8K – $787.7K
NOI $47,262 @ 7.0% cap · market cap 7.40%
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
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 03894, NH
6,382
Population
4,347
Households
1.5
Avg Household Size
58
Median Age
43%
College-Educated
99%
High-School Grad
47.3 sq mi
ZIP Area
135
Density / Sq Mi
$84,660
Median Household Income
$44,841
Median Earnings
$1,093
Median Rent
$435,300
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 residential units offer separate driveways, outdoor areas, and unfinished basement storage in a wooded condominium setting.
Where is this duplex located?
The property is located at 11 and 13 Ryefield Terrace Wolfeboro, NH.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: Duplex with two townhouse‑style condominium units; Each unit offers approximately 1,196 square feet of finished living space; Three bedrooms and two bathrooms per unit
