Single-Level
For Sale
$399,900
161 Blackwater Road, Somersworth, NH 03878
Two occupied residences offer a practical layout with recent hot water heaters and maintained heating systems.
Property Size1,609 SF
Price / SF$248.54
Days on Market106
Property Features for 161 Blackwater Road
General Information
Standard status
Active
Size
1,609 SF
Property subtype
Multi-family
Lease Term
[]
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1940
Buildings
1
Stories
1
Listing Agency:
KW Coastal and Lakes & Mountains Realty
Listed By:
Joseph Citera
(603) 600-8900
Source:
Portsiderealestategroup
Added: May 17
Changed: Aug 29
Last Checked: Aug 26 at 1:07PM
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 KW Coastal and Lakes & Mountains Realty
Investment Insights
Based on property information with market context.
Located at 161 Blackwater Road in Somersworth, New Hampshire, this 1,609 SF duplex was built in 1940 and arranged on one level. Each residence includes two bedrooms and one bathroom, with both units currently occupied. Recent hot water heaters and maintained heating systems are among the property’s documented improvements.
The property occupies just over half an acre and includes ample parking. Tenancy is split between a month-to-month arrangement and a 12-month lease, providing two distinct lease terms within the duplex.
The property occupies just over half an acre and includes ample parking. Tenancy is split between a month-to-month arrangement and a 12-month lease, providing two distinct lease terms within the duplex.
Key Highlights
- 1,609 SF duplex on just over half an acre
- Two units, each with 2 bedrooms and 1 bathroom
- Single‑level building constructed in 1940
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
$16,334
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
4.08%
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%
$326,680
$326.7K
Cap Rate 7%
$233,343
$233.3K
Cap Rate 9%
$181,489
$181.5K
Market Conditions
NOI Build-Up for 1,609 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
$24.1K $15.00/SF
− Vacancy
−$801 −$0.50/SF
EGI
$23.3K $14.50/SF
− OpEx
−$7.0K −$4.35/SF
NOI
$16.3K $10.15/SF
Area
Strafford County, NH
Vacancy
3.32%
Lease Rate
$15.00 /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%
$326,680
Cap Rate 7%
$233,343
Cap Rate 9%
$181,489
Alternative Uses
Best Use
Multifamily LT 5
$233.3K
$204.2K – $272.2K
NOI $16,334 @ 7.0% cap · market cap 4.08%
Second Best
Apartment 5plus
$215.2K
$188.3K – $251.1K
NOI $15,064 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$430.5K
$376.7K – $502.2K
NOI $30,132 @ 7.0% cap · market cap 7.53%
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
321
Businesses Nearby
Explore this area
Business Placement
Demographics for 03878, NH
11,919
Population
5,722
Households
2.1
Avg Household Size
40
Median Age
29%
College-Educated
95%
High-School Grad
9.8 sq mi
ZIP Area
1,216
Density / Sq Mi
$79,691
Median Household Income
$47,638
Median Earnings
$1,410
Median Rent
$295,200
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 - Two occupied residences offer a practical layout with recent hot water heaters and maintained heating systems.
Where is this duplex located?
The property is located at 161 Blackwater Road Somersworth, NH.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,609 SF duplex on just over half an acre; Two units, each with 2 bedrooms and 1 bathroom; Single‑level building constructed in 1940
