Building Details

Year Built 1890

Listing Agency: Senne Residential LLC

Listed By: Susan D Wiley Show Phone

Source: 603propertygroup

Added: Sep 6 Changed: Sep 8 Last Checked: Sep 9 at 10:02PM

Report an Issue

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 Senne Residential LLC

Investment Insights

Based on property information with market context.

This two-family duplex contains 2,706 square feet with five bedrooms and four full baths across two residences. The upper unit has two bedrooms and one full bath, while the lower unit includes three bedrooms and three full baths. Recent work includes a new oil furnace installed in 2024, chimney reconstruction and relining, an improved upper terrace deck, a rebuilt rear patio staircase, and garage sill repairs with new French drains. The lower residence has a renovated kitchen with new appliances, a tiled entry, a new front door, and fresh paint. The upper unit also has a new refrigerator and range, while driveway and grading improvements add to the updates.

A brook runs behind the property, with trail access and Old County Road near the rear of the site. Residents have access to Crystal Lake. The property is two doors from Eaton Village Store and Maggie's Diner, approximately 5 miles from Conway, and a short drive from North Conway.

Key Highlights

• Duplex with 2,706 square feet, 5 bedrooms, and 4 full baths
• Upper unit offers 2 bedrooms and 1 full bath; lower unit has 3 bedrooms and 3 full baths
• New oil furnace installed in 2024

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

$31,476

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

6.30%

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%

$629,520 $629.5K

Cap Rate 7%

$449,657 $449.7K

Cap Rate 9%

$349,733 $349.7K

Market Conditions

NOI Build-Up for 2,706 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

$47.1K $17.40/SF

− Vacancy

−$2.1K −$0.78/SF

EGI

$45.0K $16.62/SF

− OpEx

−$13.5K −$4.99/SF

NOI

$31.5K $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%

$629,520

Cap Rate 7%

$449,657

Cap Rate 9%

$349,733

Alternative Uses

Best Use

Multifamily LT 5

$449.7K

$393.5K – $524.6K (±1% cap)

NOI $31,476 @ 7.0% cap · market cap 6.30%

Second Best

Apartment 5plus

$397.8K

$348.1K – $464.1K (±1% cap)

NOI $27,848 @ 7.0% cap · market cap 5.57%

Theoretical Best

Office A

$675.7K

$591.2K – $788.3K (±1% cap)

NOI $47,297 @ 7.0% cap · market cap 9.46%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Catering Service Restaurant Bed & Breakfast Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

13

Businesses Nearby

Explore this area Business Placement

Demographics for 03832, NH

405

Population

271

Households

1.5

Avg Household Size

60

Median Age

52%

College-Educated

96%

High-School Grad

24.4 sq mi

ZIP Area

17

Density / Sq Mi

$75,833

Median Household Income

$33,750

Median Earnings

$698

Median Rent

$348,100

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Well-maintained duplex with recent system, interior, and exterior improvements near village amenities and recreational access.

Where is this duplex located?

The property is located at 2338 Eaton Rd Eaton, NH.

What is the asking price?

The asking price for this property is $500,000.

What are key features of this property?

This property features: Duplex with 2,706 square feet, 5 bedrooms, and 4 full baths; Upper unit offers 2 bedrooms and 1 full bath; lower unit has 3 bedrooms and 3 full baths; New oil furnace installed in 2024