Historic Duplex with In-Law
For Sale
$549,900
42 Gilford Ave, Laconia, NH 03246
Flexible configuration includes a self-contained apartment with its own kitchen, living room, bath, and heat.
Property Size3,388 SF
Price / SF$162.31
Days on Market14
Property Features for 42 Gilford Ave
General Information
Standard status
Active
Size
3,388 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
granite chef's kitchen
prep kitchen/pantry
root cellar
parlors
great room
mudroom
laundry areas
rear deck
fenced backyard
Building Details
Year Built
1780
Construction
dual-parallel-sill
Listing Agency:
Starr Realty
(603) 472-1010
Listed By:
Jason E Starr
Source:
603luxury
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 28 at 2:10PM
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 Starr Realty
Investment Insights
Based on property information with market context.
Built in 1780, this duplex combines a substantially constructed main residence with a separate one-bedroom apartment. The primary home features a granite chef’s kitchen with a 9-foot island, prep kitchen and pantry, two laundry areas, a mudroom, multiple gathering rooms, and three full baths. Exposed timbers, broad-board ceilings, wide pine floors, substantial hearths, and a granite center-chimney foundation preserve the property’s New England character. Plumbing and electrical systems have been upgraded, while blown insulation, newer Rinnai propane heat, on-demand hot water, and a newer roof add modern practicality.
The apartment includes its own kitchen, living room, full bath, and heat, with the option to reconnect it to the main home through one interior door. A barn and lower level provide approximately 1,600 additional sq. ft. for workshop, recreation, fitness, hobby, or storage use. Exterior features include a nearly 1,000 sq. ft. rear deck, fenced backyard, generous parking, and access from Isabella Street. The property is near downtown Laconia, local services, the Laconia Bypass, and I-93.
The apartment includes its own kitchen, living room, full bath, and heat, with the option to reconnect it to the main home through one interior door. A barn and lower level provide approximately 1,600 additional sq. ft. for workshop, recreation, fitness, hobby, or storage use. Exterior features include a nearly 1,000 sq. ft. rear deck, fenced backyard, generous parking, and access from Isabella Street. The property is near downtown Laconia, local services, the Laconia Bypass, and I-93.
Key Highlights
- Self‑contained 1‑bedroom apartment with kitchen, living room, full bath, and heat
- Approximately 1,600 additional sq. ft. in the barn and lower level
- Nearly 1,000 sq. ft. rear deck with fenced backyard
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
$49,434
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
8.99%
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%
$988,680
$988.7K
Cap Rate 7%
$706,200
$706.2K
Cap Rate 9%
$549,267
$549.3K
Market Conditions
NOI Build-Up for 3,388 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
$73.2K $21.60/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$70.6K $20.84/SF
− OpEx
−$21.2K −$6.25/SF
NOI
$49.4K $14.59/SF
Area
Belknap County, NH
Vacancy
3.50%
Lease Rate
$21.60 /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%
$988,680
Cap Rate 7%
$706,200
Cap Rate 9%
$549,267
Alternative Uses
Best Use
Multifamily LT 5
$706.2K
$617.9K – $823.9K
NOI $49,434 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$649.4K
$568.2K – $757.6K
NOI $45,455 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$805.7K
$705.0K – $940.0K
NOI $56,398 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,074
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
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 - Flexible configuration includes a self-contained apartment with its own kitchen, living room, bath, and heat.
Where is this duplex located?
The property is located at 42 Gilford Ave Laconia, NH.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Self‑contained 1‑bedroom apartment with kitchen, living room, full bath, and heat; Approximately 1,600 additional sq. ft. in the barn and lower level; Nearly 1,000 sq. ft. rear deck with fenced backyard
