Two-Family Residential Income
For Sale
$429,000
125 Blackwater Rd, Rochester, NH 03867
A well-maintained two-unit home with one occupied 1-bedroom unit and one move-in-ready 2-bedroom unit.
Property Size1,504 SF
Price / SF$285.24
Days on Market100
Property Features for 125 Blackwater Rd
General Information
Standard status
Active
Size
1,504 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1965
Tenancy
Multi
Listing Agency:
RE/MAX Synergy
Listed By:
Richard Valentin Gutierrez · License #75620
(603) 854-1768
Source:
Lyvrealty
Added: Jun 1
Changed: Sep 8
Last Checked: Sep 8 at 3:30AM
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 RE/MAX Synergy
Investment Insights
Based on property information with market context.
This well-maintained two-family property offers two separate residential units in a clean, well-kept setup. One unit is currently occupied as a 1-bedroom. The other unit is vacant and described as recently upgraded and move-in ready, with a 2-bedroom layout designed for immediate occupancy.
The home is located at 125 Blackwater Road in Rochester, New Hampshire, and is described as car-dependent based on local walkability information. The property includes an in-ground pool, providing an outdoor amenity for relaxation and entertaining.
For buyers seeking residential income or flexible living arrangements, the configuration provides immediate options: an owner-occupant can occupy one unit while renting the other, and the vacant 2-bedroom unit supports quickly securing a new tenant. The property’s stated condition and the availability of a ready-to-occupy unit can help streamline transition between tenants or support a multigenerational living plan.
The home is located at 125 Blackwater Road in Rochester, New Hampshire, and is described as car-dependent based on local walkability information. The property includes an in-ground pool, providing an outdoor amenity for relaxation and entertaining.
For buyers seeking residential income or flexible living arrangements, the configuration provides immediate options: an owner-occupant can occupy one unit while renting the other, and the vacant 2-bedroom unit supports quickly securing a new tenant. The property’s stated condition and the availability of a ready-to-occupy unit can help streamline transition between tenants or support a multigenerational living plan.
Key Highlights
- 1965‑built 2‑family property in Rochester, NH with one occupied 1‑bedroom unit and one vacant 2‑bedroom unit
- Vacant 2‑bedroom unit is move‑in ready for an owner‑occupant or for securing a new tenant right away
- In‑ground pool on the property for outdoor recreation and entertaining
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
$15,268
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
3.56%
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%
$305,360
$305.4K
Cap Rate 7%
$218,114
$218.1K
Cap Rate 9%
$169,644
$169.6K
Market Conditions
NOI Build-Up for 1,504 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
$22.6K $15.00/SF
− Vacancy
−$749 −$0.50/SF
EGI
$21.8K $14.50/SF
− OpEx
−$6.5K −$4.35/SF
NOI
$15.3K $10.15/SF
Area
Strafford County, NH
Vacancy
3.32%
Lease Rate
$15.00 /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%
$305,360
Cap Rate 7%
$218,114
Cap Rate 9%
$169,644
Alternative Uses
Best Use
Multifamily LT 5
$218.1K
$190.9K – $254.5K
NOI $15,268 @ 7.0% cap · market cap 3.56%
Second Best
Apartment 5plus
$201.2K
$176.0K – $234.7K
NOI $14,081 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$402.4K
$352.1K – $469.4K
NOI $28,166 @ 7.0% cap · market cap 6.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 03867, NH
22,369
Population
10,458
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
93%
High-School Grad
28.4 sq mi
ZIP Area
788
Density / Sq Mi
$74,397
Median Household Income
$42,613
Median Earnings
$1,217
Median Rent
$259,200
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 - A well-maintained two-unit home with one occupied 1-bedroom unit and one move-in-ready 2-bedroom unit.
Where is this duplex located?
The property is located at 125 Blackwater Rd Rochester, NH.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: 1965‑built 2‑family property in Rochester, NH with one occupied 1‑bedroom unit and one vacant 2‑bedroom unit; Vacant 2‑bedroom unit is move‑in ready for an owner‑occupant or for securing a new tenant right away; In‑ground pool on the property for outdoor recreation and entertaining
