Duplex with In-Ground
For Sale
$429,000
125 Blackwater Road, Rochester, NH 03867
MULTI_FAMILY - Ranch - Rochester, NH
Property Size1,504 SF
Lot Size0.46 Acres
Price / SF$285.24
Days on Market76
Property Features for 125 Blackwater Road
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
A
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 1, Basement, Bedroom 1, Bathroom 2
Lot features
Level
Elementary school
Chamberlain Street School
Middle school
Rochester Middle School
High school
Spaulding High School
Elementary school district
Rochester City School District
Middle school district
Rochester City School District
High school district
Rochester City School District
Standard status
Active
Size
1,504 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6325
Utilities
Utilities
Cable Available
Heating system
Oil
Water source
Private
Amenities
in-ground pool
Building Details
Year built
1965
Floors in Building
1
Number of units
2
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
RE/MAX Synergy · RE/MAX International
(603) 472-3900
Listed By:
Richard Valentin Gutierrez · License #75620
(603) 647-8000
Added: May 28
Changed: Aug 2
Last Checked: Aug 11 at 7:06PM
MLS# 5091401
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 wood-frame ranch duplex on a 0.46-acre lot offers flexible living options with rental income. The property includes one occupied 1-bedroom unit and one vacant 2-bedroom unit, with the vacant unit described as move-in ready and recently upgraded. Both units are part of a clean, well-kept layout, supported by a basement and functional room configuration.
Outside, the in-ground pool provides an additional recreational space for relaxing and entertaining. A new, state-approved leach field and septic tank are planned to be installed prior to closing. The home is heated with oil and features a shingle roof. Utilities include cable availability, and the water source is listed as private.
The property was built in 1965 and totals 1,504 square feet. Open houses are scheduled for Saturday, May 30th and Sunday, May 31st from 11 am–1 pm.
Outside, the in-ground pool provides an additional recreational space for relaxing and entertaining. A new, state-approved leach field and septic tank are planned to be installed prior to closing. The home is heated with oil and features a shingle roof. Utilities include cable availability, and the water source is listed as private.
The property was built in 1965 and totals 1,504 square feet. Open houses are scheduled for Saturday, May 30th and Sunday, May 31st from 11 am–1 pm.
Key Highlights
- 0.46‑acre lot with in‑ground pool for year‑round outdoor use
- State‑approved leach field and septic tank installed prior to closing
- Two‑family setup: one occupied 1‑bedroom unit and one vacant 2‑bedroom 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
$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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
31
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 - Ranch duplex on a 0.46-acre lot with one occupied 1-bedroom unit, one vacant 2-bedroom unit, and an in-ground pool.
Where is this duplex located?
The property is located at 125 Blackwater Road 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: 0.46‑acre lot with in‑ground pool for year‑round outdoor use; State‑approved leach field and septic tank installed prior to closing; Two‑family setup: one occupied 1‑bedroom unit and one vacant 2‑bedroom unit
