Single-Level Duplex with
For Sale
Under Contract
$379,900
161 Blackwater Road, Somersworth, NH 03878
Multi-Family, Somersworth, NH
Property Size1,609 SF
Lot Size0.53 Acres
Price / SF$236.11
Days on Market104
Property Features for 161 Blackwater Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Basement, Bedroom 2, Bedroom 4, Bedroom 1
Lot features
Level
Elementary school
Maple Wood Elementary
Middle school
Somersworth Middle School
High school
Somersworth High School
Elementary school district
Somersworth
Middle school district
Somersworth
High school district
Somersworth
Standard status
Active Under Contract
Size
1,609 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
5722
Utilities
Utilities
Cable Available
Heating system
Oil
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
KW Coastal and Lakes & Mountains Realty · Keller Williams Realty
(603) 610-8500
Listed By:
Joseph Citera
(603) 828-6176
Added: May 23
Changed: Sep 1
Last Checked: Sep 3 at 7:06AM
MLS# 5090596
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 single-level duplex contains 1609 square feet on a 0.53-acre parcel in Somersworth, New Hampshire. Each residence has two bedrooms and one bathroom, with a tenant in place. One tenancy is month to month, while the other runs under a 12-month lease. The property also includes a basement and ample on-site parking.
Constructed in 1940 with wood-frame construction and vinyl siding, the building has a shingle roof and oil heat. Recent hot water heaters and maintained heating systems are among the documented improvements. Public water serves the property, cable is available, and the parcel carries R1 zoning. The address is 161 Blackwater Road, Somersworth, NH 03878.
Constructed in 1940 with wood-frame construction and vinyl siding, the building has a shingle roof and oil heat. Recent hot water heaters and maintained heating systems are among the documented improvements. Public water serves the property, cable is available, and the parcel carries R1 zoning. The address is 161 Blackwater Road, Somersworth, NH 03878.
Key Highlights
- Duplex on a 0.53‑acre parcel in Somersworth, NH
- 1609 square feet of building area
- Each unit has 2 bedrooms and 1 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
$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
4.30%
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 4.30%
Second Best
Apartment 5plus
$215.2K
$188.3K – $251.1K
NOI $15,064 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$430.5K
$376.7K – $502.2K
NOI $30,132 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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 leased units each provide two bedrooms and one bathroom in a compact residential configuration.
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 $379,900.
What are key features of this property?
This property features: Duplex on a 0.53‑acre parcel in Somersworth, NH; 1609 square feet of building area; Each unit has 2 bedrooms and 1 bathroom
