Two-Unit Duplex with Separate
For Sale
$335,000
22 Cosmar Drive, Wakefield, NH 03872
Multi-Family, Wakefield, NH
Property Size1,584 SF
Lot Size0.40 Acres
Price / SF$211.49
Days on Market50
Property Features for 22 Cosmar Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
V/RVILL / RES
Appliances
Electric Water Heater
Lot features
In Town, Near Shopping, Near Railroad, Near School(s)
Elementary school
Paul School
Middle school
Paul School
High school
Spaulding High School
Standard status
Active
Size
1,584 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2940
Utilities
Heating system
Propane (Heating)
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1890
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Vinyl Siding, Wood Siding
Roof type
Metal, Shingle
Architectural style
Colonial
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Wolfeboro · Keller Williams Realty
(603) 610-8500
Listed By:
Adam Dow · License #056660
(603) 610-8500
Added: Jul 8
Changed: Aug 20
Last Checked: Aug 26 at 6:06AM
MLS# 5098834
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 1,584-square-foot Colonial duplex contains two residential units on a 0.4-acre parcel. The lower-level residence offers two bedrooms and one bathroom, while the upper unit includes one bedroom, one bathroom, and in-unit laundry. Separate heating and electric service support independent operation between the units.
Built in 1890, the property has vinyl and wood siding, vinyl and tile flooring, and a combination metal and shingle roof. Propane provides heat, with an electric water heater and public water service. The property is zoned V/RVILL / RES and both units are occupied by long-term tenants.
Built in 1890, the property has vinyl and wood siding, vinyl and tile flooring, and a combination metal and shingle roof. Propane provides heat, with an electric water heater and public water service. The property is zoned V/RVILL / RES and both units are occupied by long-term tenants.
Key Highlights
- Two‑unit duplex with 1,584 square feet of building area
- 0.4‑acre parcel zoned V/RVILL / RES
- Lower unit includes 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
$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
100%
Occupancy
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 - Both residences are leased to long-term tenants and feature separate heating and electric service.
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: Two‑unit duplex with 1,584 square feet of building area; 0.4‑acre parcel zoned V/RVILL / RES; Lower unit includes 2 bedrooms and 1 bathroom
