Mixed-Use Property with Commercial
For Sale
$1,399,000
132 Barretts Hill Rd, Hudson, NH 03061
Four units accompany a detached building with finished office or living space and a commercial garage.
Property Size3,820 SF
Price / SF$366.23
Days on Market41
Property Features for 132 Barretts Hill Rd
General Information
Standard status
Active
Size
3,820 SF
Property subtype
Multi-Family
Building Details
Year Built
1970
Listing Agency:
RE/MAX Innovative Properties
Listed By:
Andrew W White awhite@innovativesells.com
Source:
Newhampshirehomematch
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 29 at 1:06PM
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 Innovative Properties
Investment Insights
Based on property information with market context.
This mixed-use property contains four units, including a three-bedroom apartment, an attached two-level in-law apartment, and a first-floor two-bedroom apartment. Residential interiors include updated kitchens, granite countertops, stainless steel appliances, hardwood or luxury vinyl flooring, fireplaces, built-ins, and laundry facilities. A detached rear building adds finished office or living space with two bedrooms, a granite kitchenette, full bath, cathedral ceilings, oak built-ins, stained glass details, and in-unit laundry.
The lower level of the detached building is a climate-controlled commercial garage with two oversized 9-foot overhead doors, a vehicle repair pit, I-beam hoist, air compressor, workbench, storage, and utility space. A third bay may be added by installing another door. The property also includes a storage shed with an overhead door, a front farmer’s porch, and a rear deck overlooking the wooded lot. Built in 1970, the property is located at 132 Barretts Hill Rd in Hudson, NH 03061.
The lower level of the detached building is a climate-controlled commercial garage with two oversized 9-foot overhead doors, a vehicle repair pit, I-beam hoist, air compressor, workbench, storage, and utility space. A third bay may be added by installing another door. The property also includes a storage shed with an overhead door, a front farmer’s porch, and a rear deck overlooking the wooded lot. Built in 1970, the property is located at 132 Barretts Hill Rd in Hudson, NH 03061.
Key Highlights
- Four‑unit mixed‑use property with residential spaces and detached commercial improvements
- Detached building includes two‑bedroom finished office or living space with kitchenette, full bath, and laundry
- Climate‑controlled commercial garage with two oversized 9‑foot overhead doors
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
$67,067
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
4.79%
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%
$1,341,340
$1.3M
Cap Rate 7%
$958,100
$958.1K
Cap Rate 9%
$745,189
$745.2K
Market Conditions
NOI Build-Up for 3,820 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
$103.1K $27.00/SF
− Vacancy
−$13.7K −$3.59/SF
EGI
$89.4K $23.41/SF
− OpEx
−$22.4K −$5.85/SF
NOI
$67.1K $17.56/SF
Area
Hillsborough County, NH
Vacancy
13.30%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,341,340
Cap Rate 7%
$958,100
Cap Rate 9%
$745,189
Alternative Uses
Best Use
Office B
$958.1K
$838.3K – $1.12M
NOI $67,067 @ 7.0% cap · market cap 4.79%
Second Best
Multifamily LT 5
$801.4K
$701.2K – $935.0K
NOI $56,098 @ 7.0% cap · market cap 4.01%
Theoretical Best
Specialty Retail
$7.00M
$6.12M – $8.17M
NOI $489,915 @ 7.0% cap · market cap 35.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four units accompany a detached building with finished office or living space and a commercial garage.
Where is this mixed-use property located?
The property is located at 132 Barretts Hill Rd Hudson, NH.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Four‑unit mixed‑use property with residential spaces and detached commercial improvements; Detached building includes two‑bedroom finished office or living space with kitchenette, full bath, and laundry; Climate‑controlled commercial garage with two oversized 9‑foot overhead doors
