Duplex With Legal Accessory
For Sale
$1,075,000
15 Pepperell Rd, Brookline, NH 03033
Rebuilt in 2004 with multiple living areas, separate parking areas, and a two-story barn.
Property Size5,538 SF
Price / SF$194.11
Days on Market116
Property Features for 15 Pepperell Rd
General Information
Standard status
Active
Size
5,538 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
deck
patio
firepit
barn
Building Details
Year Built
2004
Year Renovated
2004
Listing Agency:
Keller Williams Realty-Metropolitan
(603) 897-9235
Listed By:
Cinthia Ulloa
Source:
Lawanaandcompany
Added: May 8
Changed: Aug 30
Last Checked: Aug 25 at 4:59AM
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 Keller Williams Realty-Metropolitan
Investment Insights
Based on property information with market context.
This duplex property, rebuilt in 2004, combines a three-bedroom main residence with a finished attic and a private guest suite featuring a kitchenette and bathroom. A legal two-bedroom accessory dwelling unit adds a separate kitchen, living room, and bathroom. Interior finishes include hardwood, ceramic tile, and carpet, with mini-split heating and cooling, oil and pellet stove systems, and multi-zone functionality.
Outdoor improvements include a large deck, patio, firepit, and two separate parking areas. The property also includes a two-story barn with space for storage, hobbies, workshop activities, or office use. Located at 15 Pepperell Road in Brookline, New Hampshire, the property is zoned 2F RES and offers access to local amenities, conservation land, and nearby trail networks.
Outdoor improvements include a large deck, patio, firepit, and two separate parking areas. The property also includes a two-story barn with space for storage, hobbies, workshop activities, or office use. Located at 15 Pepperell Road in Brookline, New Hampshire, the property is zoned 2F RES and offers access to local amenities, conservation land, and nearby trail networks.
Key Highlights
- Legal two‑bedroom accessory dwelling unit with separate kitchen, living room, and bathroom
- Three‑bedroom main residence with finished attic and private guest suite
- Rebuilt in 2004 with hardwood, ceramic tile, and carpet finishes
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
$81,327
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
7.57%
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%
$1,626,540
$1.6M
Cap Rate 7%
$1,161,814
$1.2M
Cap Rate 9%
$903,633
$903.6K
Market Conditions
NOI Build-Up for 5,538 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
$122.9K $22.20/SF
− Vacancy
−$6.8K −$1.22/SF
EGI
$116.2K $20.98/SF
− OpEx
−$34.9K −$6.29/SF
NOI
$81.3K $14.69/SF
Area
Hillsborough County, NH
Vacancy
5.50%
Lease Rate
$22.20 /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%
$1,626,540
Cap Rate 7%
$1,161,814
Cap Rate 9%
$903,633
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.02M – $1.36M
NOI $81,327 @ 7.0% cap · market cap 7.57%
Second Best
Apartment 5plus
$1.08M
$941.9K – $1.26M
NOI $75,349 @ 7.0% cap · market cap 7.01%
Theoretical Best
Specialty Retail
$10.15M
$8.88M – $11.84M
NOI $710,249 @ 7.0% cap · market cap 66.07%
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
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 03033, NH
5,639
Population
1,915
Households
2.9
Avg Household Size
39
Median Age
58%
College-Educated
98%
High-School Grad
19.8 sq mi
ZIP Area
285
Density / Sq Mi
$165,942
Median Household Income
$68,867
Median Earnings
$2,235
Median Rent
$480,100
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 - Rebuilt in 2004 with multiple living areas, separate parking areas, and a two-story barn.
Where is this duplex located?
The property is located at 15 Pepperell Rd Brookline, NH.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Legal two‑bedroom accessory dwelling unit with separate kitchen, living room, and bathroom; Three‑bedroom main residence with finished attic and private guest suite; Rebuilt in 2004 with hardwood, ceramic tile, and carpet finishes
