Duplex with Full
For Sale
$599,000
13 Main Street, Plaistow, NH 03865
Multi-Family, Plaistow, NH
Property Size1,294 SF
Lot Size0.83 Acres
Price / SF$462.91
Days on Market186
Property Features for 13 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C-2
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Basement, Bathroom 1, Bedroom 1, Bedroom 2
Lot features
Near Shopping
Elementary school
Pollard Elementary School
Middle school
Timberlane Regional Middle
High school
Timberlane Regional High Sch
Directions
Plaistow Rd to Main St (RT 121A)
Standard status
Active
Size
1,294 SF
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8271
Utilities
Heating system
Oil
Cooling system
Ductless, Zoned
Water source
Well
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Lillian Montalto Signature Properties
(978) 475-1400
Listed By:
Lillian Montalto · License #79547
(978) 815-6300
Added: Mar 3
Changed: Sep 3
Last Checked: Sep 5 at 6:06AM
MLS# 5078036
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 1910 duplex contains two residential units totaling 1,294 square feet. The configuration includes one one-bedroom apartment and one two-bedroom apartment, with a kitchen and full bathroom serving each unit. A full basement provides additional storage, while vinyl siding and a shingle roof complete the exterior. Heating is provided by oil, with zoned ductless cooling.
The property occupies 0.83 acres in Plaistow, NH, with off-street parking and private well water supported by septic sewer. Its location offers access to shopping, dining, and major routes. C-2 zoning is identified for the property.
The property occupies 0.83 acres in Plaistow, NH, with off-street parking and private well water supported by septic sewer. Its location offers access to shopping, dining, and major routes. C-2 zoning is identified for the property.
Key Highlights
- 1 one‑bedroom unit and 1 two‑bedroom unit
- 1,294 sq ft duplex on a 0.83‑acre lot
- Full basement for storage with ample 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
3.64%
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
NOI $21,799 @ 7.0% cap · market cap 3.64%
Second Best
Apartment 5plus
$280.5K
$245.5K – $327.3K
NOI $19,636 @ 7.0% cap · market cap 3.28%
Theoretical Best
Office A
$430.8K
$377.0K – $502.6K
NOI $30,157 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 03865, NH
7,830
Population
3,180
Households
2.5
Avg Household Size
44
Median Age
36%
College-Educated
97%
High-School Grad
10.6 sq mi
ZIP Area
739
Density / Sq Mi
$109,040
Median Household Income
$58,452
Median Earnings
$1,595
Median Rent
$382,100
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-unit property with separate kitchens, full baths, off-street parking, and storage space.
Where is this duplex located?
The property is located at 13 Main Street Plaistow, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 1 one‑bedroom unit and 1 two‑bedroom unit; 1,294 sq ft duplex on a 0.83‑acre lot; Full basement for storage with ample off‑street parking
