Listing Agency: RE/MAX Town Square s***@townsquarenh.com Show Phone

Listed By: Meghan Devens Show Phone

Source: Exprealty

Added: Aug 4 Changed: Aug 20 Last Checked: Aug 20 at 12:03PM

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Investment Insights

Based on property information with market context.

Located at 16-18-16 River St in Greenville, this 2547-square-foot duplex contains two residential units. Each unit has its own entrance, separate utility service, and laundry hookups, creating distinct living arrangements within the property. Updated features are also noted throughout the units.

The property includes a backyard and off-street parking. Local shops, schools, and nature trails are nearby, while the Massachusetts border and major routes are described as a short drive away. The two-unit layout supports separate occupancy and rental use, with a history of rental activity identified in the property information.

Key Highlights

• Two‑unit duplex with 2547 square feet of property size
• Private entrance for each residential unit
• Separate utilities serving both units

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

$37,403

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

8.80%

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%

$748,060 $748.1K

Cap Rate 7%

$534,329 $534.3K

Cap Rate 9%

$415,589 $415.6K

Market Conditions

NOI Build-Up for 2,547 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

$56.5K $22.20/SF

− Vacancy

−$3.1K −$1.22/SF

EGI

$53.4K $20.98/SF

− OpEx

−$16.0K −$6.29/SF

NOI

$37.4K $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%

$748,060

Cap Rate 7%

$534,329

Cap Rate 9%

$415,589

Alternative Uses

Best Use

Multifamily LT 5

$534.3K

$467.5K – $623.4K (±1% cap)

NOI $37,403 @ 7.0% cap · market cap 8.80%

Second Best

Apartment 5plus

$495.1K

$433.2K – $577.6K (±1% cap)

NOI $34,654 @ 7.0% cap · market cap 8.16%

Theoretical Best

Specialty Retail

$4.67M

$4.08M – $5.44M (±1% cap)

NOI $326,653 @ 7.0% cap · market cap 76.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick HVAC Service Auto Parts Store Electrical Service Big Box & Wholesale Store Building Supply Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

77

Businesses Nearby

Explore this area Business Placement

Demographics for 03048, NH

3,353

Population

1,560

Households

2.1

Avg Household Size

46

Median Age

23%

College-Educated

86%

High-School Grad

28.3 sq mi

ZIP Area

118

Density / Sq Mi

$90,938

Median Household Income

$47,372

Median Earnings

$1,199

Median Rent

$275,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units feature separate utilities, laundry hookups, private entrances, and off-street parking.

Where is this duplex located?

The property is located at 16-18-16 River St Greenville, NH.

What is the asking price?

The asking price for this property is $424,900.

What are key features of this property?

This property features: Two‑unit duplex with 2547 square feet of property size; Private entrance for each residential unit; Separate utilities serving both units