Duplex with Two-Story
For Sale
$1,075,000
15 Pepperell Road, Brookline, NH 03033
Multi-Family, Brookline, NH
Property Size5,538 SF
Lot Size2.13 Acres
Price / SF$194.11
Days on Market132
Property Features for 15 Pepperell Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
2F RES
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Basement, Bedroom 2
Parking features
Assigned, Garage, Paved or Surfaced
Patio and Porch features
Deck, Patio
Exterior features
Balcony, Building, Deck, Partial Fence, Garden Space, Hot Tub, Outbuilding, Patio, Playground, Storage, Double Pane Window(s)
Fencing
Partial
Lot features
Country Setting, Level, Open, Trail/ Near Trail, Wooded
Elementary school
Brookline Elementary
Middle school
Hollis Brookline Middle Sch
High school
Brookline High School
Elementary school district
Brookline School District
Middle school district
Brookline School District
High school district
Brookline School District
Directions
Please use GPS.
Standard status
Active
Size
5,538 SF
Lot size
2.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
22819
Utilities
Utilities
Cable Available
Heating system
Oil, Pellet Stove, Ductless (Heating)
Cooling system
Zoned, Ductless
Water source
Private
Amenities
deck
patio
firepit
barn
Building Details
Year built
2004
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Tile - Ceramic, Carpet
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Storage, Outbuilding
Listing Agency:
Keller Williams Realty-Metropolitan
(603) 232-8282
Listed By:
Cinthia Ulloa
(603) 232-8282
Added: Apr 22
Changed: Aug 20
Last Checked: Aug 31 at 3:06AM
MLS# 5084928
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 5,538-square-foot duplex on 2.13 acres includes a main residence with three bedrooms, a finished attic, and a private guest suite with kitchenette and bathroom. The primary kitchen offers extensive counter space, storage, and a copper sink. A legal two-bedroom accessory dwelling unit adds a separate kitchen, living room, and bathroom. The property also includes a two-story barn, deck, patio, firepit, garden space, hot tub, and two separate parking areas.
Located at 15 Pepperell Road in Brookline, the property is zoned 2F RES and was built in 2004 with wood-frame construction, a Colonial architectural style, hardwood, ceramic tile, and carpet flooring. Private water service, oil and pellet-stove heating, ductless cooling, and a shingle roof are among the existing features. The layout may support hospitality use such as a bed-and-breakfast, subject to applicable approvals and permitting. Conservation land and Brookline’s trail network are identified in the surrounding area.
Located at 15 Pepperell Road in Brookline, the property is zoned 2F RES and was built in 2004 with wood-frame construction, a Colonial architectural style, hardwood, ceramic tile, and carpet flooring. Private water service, oil and pellet-stove heating, ductless cooling, and a shingle roof are among the existing features. The layout may support hospitality use such as a bed-and-breakfast, subject to applicable approvals and permitting. Conservation land and Brookline’s trail network are identified in the surrounding area.
Key Highlights
- 5,538‑square‑foot duplex on 2.13 acres
- Main residence includes 3 bedrooms, finished attic, and private guest suite
- Legal two‑bedroom ADU with kitchen, living room, and bathroom
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
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 - Flexible duplex configuration with a legal accessory dwelling unit, guest suite, outdoor living areas, and substantial storage space.
Where is this duplex located?
The property is located at 15 Pepperell Road 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: 5,538‑square‑foot duplex on 2.13 acres; Main residence includes 3 bedrooms, finished attic, and private guest suite; Legal two‑bedroom ADU with kitchen, living room, and bathroom
