Well-Maintained Three Family
For Sale
$525,000
163-165 Main Street, Pembroke, NH 03275
Three-family property in Pembroke, NH, with long-term tenants.
Property Size2,290 SF
Price / SF$229.26
Days on Market108
Property Features for 163-165 Main Street
General Information
Standard status
Active
Size
2,290 SF
Property subtype
Multi Family
Zoning
B-2
Taxes and HOA fees
Annual Taxes
$8,063
Building Details
Year Built
1903
Stories
1
Listing Agency:
Manter Realty, LLC
(603) 268-8000
Listed By:
Linda Manter
(603) 268-8000
Source:
Laerrealty
Added: May 9
Changed: Aug 23
Last Checked: Aug 23 at 10:33AM
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 Manter Realty, LLC
Investment Insights
Based on property information with market context.
This well-maintained three-family property is located in the heart of Pembroke, New Hampshire, with convenient access to nearby state routes. The property is fully occupied by long-standing tenants on a month-to-month tenancy. Tenants enjoy outdoor garden spaces. Each apartment includes appliances, in-unit laundry, and forced hot water heat by natural gas, with a newer 5+/- year old efficient furnace. Sidewalks and curbing provide residents with the ability to walk to services and conveniences in Suncook Village, including the post office, local shops, convenience stores, restaurants, and nearby churches. The property has a bike score of 27, indicating it is somewhat bikeable, and a walk score of 51, indicating it is somewhat walkable.
Key Highlights
- Well‑maintained three‑family property.
- Fully occupied with long‑standing tenants.
- In‑unit laundry in all apartments.**
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
$32,894
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
6.27%
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%
$657,880
$657.9K
Cap Rate 7%
$469,914
$469.9K
Cap Rate 9%
$365,489
$365.5K
Market Conditions
NOI Build-Up for 2,290 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
$49.5K $21.60/SF
− Vacancy
−$2.5K −$1.08/SF
EGI
$47.0K $20.52/SF
− OpEx
−$14.1K −$6.16/SF
NOI
$32.9K $14.36/SF
Area
Merrimack County, NH
Vacancy
5.00%
Lease Rate
$21.60 /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%
$657,880
Cap Rate 7%
$469,914
Cap Rate 9%
$365,489
Alternative Uses
Best Use
Multifamily LT 5
$469.9K
$411.2K – $548.2K
NOI $32,894 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$433.0K
$378.9K – $505.2K
NOI $30,311 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$596.3K
$521.7K – $695.7K
NOI $41,739 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 03275, NH
11,946
Population
4,739
Households
2.5
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
43.0 sq mi
ZIP Area
278
Density / Sq Mi
$84,776
Median Household Income
$43,850
Median Earnings
$1,258
Median Rent
$309,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Three-family property in Pembroke, NH, with long-term tenants.
Where is this triplex located?
The property is located at 163-165 Main Street Pembroke, NH.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Well‑maintained three‑family property.; Fully occupied with long‑standing tenants.; In‑unit laundry in all apartments.**
