Two-Unit Residential Income
For Sale
$335,000
22 Cosmar Drive, Wakefield, NH 03872
Two-unit property in Wakefield with long-term tenants, separate utilities, and in-unit laundry on the upper unit.
Property Size1,584 SF
Price / SF$211.49
Days on Market48
Property Features for 22 Cosmar Drive
General Information
Standard status
Active
Size
1,584 SF
Property subtype
Multi Family
Zoning
V/RVILL / RES
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,940
Building Details
Year Built
1890
Stories
2
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Wolfeboro
(866) 525-3946
Listed By:
Adam Dow · License #056660
Source:
Laerrealty
Added: Jul 10
Changed: Aug 8
Last Checked: Aug 25 at 4:56AM
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/Wolfeboro
Investment Insights
Based on property information with market context.
This two-unit residential income property offers separate living setups with long-term tenants in place. The lower unit features 2 bedrooms and 1 bathroom. The upper unit includes 1 bedroom and 1 bathroom and offers in-unit laundry.
Each unit has its own heat and electricity service, providing independent utility management for both tenants.
The property is offered for sale as a 2-unit multifamily investment with current rental occupancy.
Each unit has its own heat and electricity service, providing independent utility management for both tenants.
The property is offered for sale as a 2-unit multifamily investment with current rental occupancy.
Key Highlights
- 2‑unit multi‑family property built in 1890
- Lower unit: 2 beds and 1 bathroom; long‑term tenant occupied
- Upper unit: 1 bed and 1 bathroom with in‑unit laundry; long‑term tenant occupied
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
$18,425
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
5.50%
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%
$368,500
$368.5K
Cap Rate 7%
$263,214
$263.2K
Cap Rate 9%
$204,722
$204.7K
Market Conditions
NOI Build-Up for 1,584 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
$27.6K $17.40/SF
− Vacancy
−$1.2K −$0.78/SF
EGI
$26.3K $16.62/SF
− OpEx
−$7.9K −$4.99/SF
NOI
$18.4K $11.63/SF
Area
Carroll County, NH
Vacancy
4.50%
Lease Rate
$17.40 /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%
$368,500
Cap Rate 7%
$263,214
Cap Rate 9%
$204,722
Alternative Uses
Best Use
Multifamily LT 5
$263.2K
$230.3K – $307.1K
NOI $18,425 @ 7.0% cap · market cap 5.50%
Second Best
Apartment 5plus
$232.9K
$203.8K – $271.7K
NOI $16,301 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$395.5K
$346.1K – $461.4K
NOI $27,686 @ 7.0% cap · market cap 8.26%
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
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 03872, NH
3,981
Population
2,435
Households
1.6
Avg Household Size
51
Median Age
33%
College-Educated
97%
High-School Grad
52.0 sq mi
ZIP Area
77
Density / Sq Mi
$91,563
Median Household Income
$65,668
Median Earnings
$950
Median Rent
$319,900
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?
Duplex - Two-unit property in Wakefield with long-term tenants, separate utilities, and in-unit laundry on the upper unit.
Where is this duplex located?
The property is located at 22 Cosmar Drive Wakefield, NH.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: 2‑unit multi‑family property built in 1890; Lower unit: 2 beds and 1 bathroom; long‑term tenant occupied; Upper unit: 1 bed and 1 bathroom with in‑unit laundry; long‑term tenant occupied
