Updated Duplex with
New
For Sale
$575,000
179 Main St., Pembroke, NH 03275
Flexible two-unit property in Pembroke’s B-1 Business/Residential District with an expansive backyard and multiple recent improvements.
Property Size2,400 SF
Price / SF$239.58
Days on Market4
Property Features for 179 Main St.
General Information
Standard status
Active
Size
2,400 SF
Property subtype
2 Family - 2 Units Up/Down
Building Details
Building Size
2,400 SF
Year Built
1778
Listing Agency:
Keller Williams Gateway Realty
(603) 212-8801
Listed By:
Crystal Pasquale · License #452508574
(603) 212-8801
Source:
Iverty
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 2:08PM
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 Keller Williams Gateway Realty
Investment Insights
Based on property information with market context.
This 2,400-square-foot duplex combines two residential units with character details and practical updates. Improvements include a newer furnace, hot water heater, roof, windows, and decks, along with an updated kitchen and bathroom in the upper unit. Wide-plank king pine flooring, a cedar-floored farmer’s porch, and a front entry featuring believed-original bull’s-eye glass add distinctive architectural detail.
The property is located at 179 Main St. in Pembroke’s B-1 Business/Residential District, within walking distance of downtown Suncook Village. Its outdoor area includes a pool, storage shed, vegetable and wildflower gardens, and a substantial backyard. The spacious attic may offer the possibility of a third unit, subject to town approvals and buyer due diligence. Multiple beehive ovens also remain on the property.
The property is located at 179 Main St. in Pembroke’s B-1 Business/Residential District, within walking distance of downtown Suncook Village. Its outdoor area includes a pool, storage shed, vegetable and wildflower gardens, and a substantial backyard. The spacious attic may offer the possibility of a third unit, subject to town approvals and buyer due diligence. Multiple beehive ovens also remain on the property.
Key Highlights
- 2,400‑square‑foot duplex with two residential units
- Located in Pembroke’s B‑1 Business/Residential District
- Pool, storage shed, vegetable garden, and wildflower garden on site
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
$34,474
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
6.00%
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%
$689,480
$689.5K
Cap Rate 7%
$492,486
$492.5K
Cap Rate 9%
$383,044
$383.0K
Market Conditions
NOI Build-Up for 2,400 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
$51.8K $21.60/SF
− Vacancy
−$2.6K −$1.08/SF
EGI
$49.2K $20.52/SF
− OpEx
−$14.8K −$6.16/SF
NOI
$34.5K $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%
$689,480
Cap Rate 7%
$492,486
Cap Rate 9%
$383,044
Alternative Uses
Best Use
Multifamily LT 5
$492.5K
$430.9K – $574.6K
NOI $34,474 @ 7.0% cap · market cap 6.00%
Second Best
Apartment 5plus
$453.8K
$397.1K – $529.5K
NOI $31,767 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$624.9K
$546.8K – $729.1K
NOI $43,744 @ 7.0% cap · market cap 7.61%
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
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible two-unit property in Pembroke’s B-1 Business/Residential District with an expansive backyard and multiple recent improvements.
Where is this duplex located?
The property is located at 179 Main St. Pembroke, NH.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2,400‑square‑foot duplex with two residential units; Located in Pembroke’s B‑1 Business/Residential District; Pool, storage shed, vegetable garden, and wildflower garden on site
