Building Details

Year Built 1910

Listing Agency: Lillian Montalto Signature Properties l***@andoverhomes.com Show Phone

Listed By: Lillian Montalto · License #79547 Show Phone

Source: Compass

Added: Feb 19 Changed: Aug 30 Last Checked: Aug 30 at 7:20AM

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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 Lillian Montalto Signature Properties

Investment Insights

Based on property information with market context.

Built in 1910, this duplex contains two residential units totaling 1,294 square feet. The configuration includes one one-bedroom unit and one two-bedroom unit, with each residence providing its own kitchen and full bathroom. A full unfinished basement adds storage capacity, while oil heat and mini-split cooling serve the building.

The property occupies 0.83 acres and includes off-street parking. Additional site and utility features include septic sewer and well water. The building has vinyl siding and an asphalt shingle roof, and the property is designated C-2.

Key Highlights

• Two‑unit duplex with 1 one‑bedroom unit and 1 two‑bedroom unit
• 1,294 square feet of total building area
• 0.83‑acre lot with off‑street parking

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

$21,799

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

3.30%

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%

$435,980 $436.0K

Cap Rate 7%

$311,414 $311.4K

Cap Rate 9%

$242,211 $242.2K

Market Conditions

NOI Build-Up for 1,294 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

$32.6K $25.20/SF

− Vacancy

−$1.5K −$1.13/SF

EGI

$31.1K $24.07/SF

− OpEx

−$9.3K −$7.22/SF

NOI

$21.8K $16.85/SF

Area

Rockingham County, NH

Vacancy

4.50%

Lease Rate

$25.20 /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%

$435,980

Cap Rate 7%

$311,414

Cap Rate 9%

$242,211

Alternative Uses

Best Use

Multifamily LT 5

$311.4K

$272.5K – $363.3K (±1% cap)

NOI $21,799 @ 7.0% cap · market cap 3.30%

Second Best

Apartment 5plus

$280.5K

$245.5K – $327.3K (±1% cap)

NOI $19,636 @ 7.0% cap · market cap 2.98%

Theoretical Best

Office A

$430.8K

$377.0K – $502.6K (±1% cap)

NOI $30,157 @ 7.0% cap · market cap 4.57%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Dental Office Electrical Service HVAC Service Law Firm Veterinary Clinic (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

129

Businesses Nearby

Explore this area Business Placement

Demographics for 03811, NH

7,081

Population

3,042

Households

2.3

Avg Household Size

51

Median Age

42%

College-Educated

97%

High-School Grad

11.1 sq mi

ZIP Area

638

Density / Sq Mi

$144,481

Median Household Income

$73,774

Median Earnings

$1,188

Median Rent

$489,100

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units include individual kitchens and full bathrooms, plus off-street parking and basement storage.

Where is this duplex located?

The property is located at 13 Main Street Atkinson, NH.

What is the asking price?

The asking price for this property is $660,000.

What are key features of this property?

This property features: Two‑unit duplex with 1 one‑bedroom unit and 1 two‑bedroom unit; 1,294 square feet of total building area; 0.83‑acre lot with off‑street parking