Listing Agency: EXP Realty n***@exprealty.net Show Phone

Listed By: Alessandra Hakme-Silva Show Phone

Source: Exprealty

Added: Sep 7 Changed: Sep 12 Last Checked: Sep 15 at 2:48PM

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Investment Insights

Based on property information with market context.

This duplex includes two separately metered residences, each configured with two bedrooms and one bathroom. The first-floor apartment has been repainted and is leased through December 31, 2026. The upper unit has updated cabinetry, countertops, appliances, bathroom finishes, and bedroom flooring, and will be delivered vacant.

Set at 16 Victoria Cir in Pelham, NH, the property occupies 2.26 wooded acres at the end of a private cul-de-sac. Beaver Brook borders the parcel, while trees surround much of the site. A private well and septic system serve the property, with separate electric meters and independent utilities for each residence.

The existing lease provides an occupied unit, while the vacant apartment offers flexibility for a new owner or continued rental use. The property contains 1,696 square feet of living area.

Key Highlights

• Duplex with two 2‑bedroom, 1‑bath units
• 2.26 wooded acres at the end of a private cul‑de‑sac
• Beaver Brook borders the property

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

$24,906

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

3.56%

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%

$498,120 $498.1K

Cap Rate 7%

$355,800 $355.8K

Cap Rate 9%

$276,733 $276.7K

Market Conditions

NOI Build-Up for 1,696 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

$37.7K $22.20/SF

− Vacancy

−$2.1K −$1.22/SF

EGI

$35.6K $20.98/SF

− OpEx

−$10.7K −$6.29/SF

NOI

$24.9K $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%

$498,120

Cap Rate 7%

$355,800

Cap Rate 9%

$276,733

Alternative Uses

Best Use

Multifamily LT 5

$355.8K

$311.3K – $415.1K (±1% cap)

NOI $24,906 @ 7.0% cap · market cap 3.56%

Second Best

Apartment 5plus

$329.7K

$288.5K – $384.6K (±1% cap)

NOI $23,076 @ 7.0% cap · market cap 3.30%

Theoretical Best

Specialty Retail

$3.11M

$2.72M – $3.63M (±1% cap)

NOI $217,512 @ 7.0% cap · market cap 31.08%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Storage Facility Nail Salon Big Box & Wholesale Store Hair Salon HVAC Service Plumbing Service

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

Lease Details

2

Residential units

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

207

Businesses Nearby

Explore this area Business Placement

Demographics for 03076, NH

14,222

Population

5,174

Households

2.7

Avg Household Size

44

Median Age

38%

College-Educated

96%

High-School Grad

26.3 sq mi

ZIP Area

541

Density / Sq Mi

$126,804

Median Household Income

$64,052

Median Earnings

$1,390

Median Rent

$484,500

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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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two-bedroom units, independent utilities, and a private wooded setting support both investment and owner-occupant flexibility.

Where is this duplex located?

The property is located at 16 Victoria Cir Pelham, NH.

What is the asking price?

The asking price for this property is $699,900.

What are key features of this property?

This property features: Duplex with two 2‑bedroom, 1‑bath units; 2.26 wooded acres at the end of a private cul‑de‑sac; Beaver Brook borders the property