Restored Two-Family
For Sale
$829,000
26 Old Mont Vernon Rd A/B, Amherst, NH 03031
Two-family residence with separate entrances, individual driveways, private patios, and period post-and-beam details.
Property Size3,700 SF
Lot Size2.90 Acres
Price / SF$224.05
Days on Market50
Property Features for 26 Old Mont Vernon Rd A/B
General Information
Standard status
Active
Size
3,700 SF
Lot size
2.90 Acres
Property subtype
Investment
Additional Details
Multifamily Units
2
Amenities
private patios
laundry
detached garage/barn
Building Details
Year Built
1850
Units
2
Construction
post-and-beam
Tenancy
Multi
Listing Agency:
BHHS Verani Realty
Listed By:
Terry Sanders
(603) 296-7471
Source:
Elliman
Added: Jul 26
Changed: Sep 12
Last Checked: Sep 13 at 5:15AM
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 BHHS Verani Realty
Investment Insights
Based on property information with market context.
A beautifully restored two-family New England homestead originally built circa 1850, featuring authentic post-and-beam construction and period craftsmanship. Inside, the property showcases hand-hewn beams and wide-plank hardwood floors, with renovations completed since the 1990s aimed at preserving its historic character while adding modern comfort. Each unit includes a first-floor bedroom and its own laundry, and both units have private patios and separate entrances.
The home is currently configured as two legal units: a primary house with approximately 2,500 square feet and a second unit with approximately 1,200 square feet. Each unit also has an individual driveway. The rear 2-bedroom unit has been rented, with reported rent of $3,000 per month.
Set on 2.9 private, wooded acres, the property includes a detached garage/barn offering space for vehicles, storage, and a workshop. Oil-fired heat is supplemented by pellet stoves in both units, supporting a more efficient heating setup alongside the home’s traditional warmth.
The home is currently configured as two legal units: a primary house with approximately 2,500 square feet and a second unit with approximately 1,200 square feet. Each unit also has an individual driveway. The rear 2-bedroom unit has been rented, with reported rent of $3,000 per month.
Set on 2.9 private, wooded acres, the property includes a detached garage/barn offering space for vehicles, storage, and a workshop. Oil-fired heat is supplemented by pellet stoves in both units, supporting a more efficient heating setup alongside the home’s traditional warmth.
Key Highlights
- Circa 1850 post‑and‑beam New England homestead with authentic period details like hand‑hewn beams and wide‑plank hardwood floors
- Two‑family configuration with 2 legal units: approx. 2,500 SF primary unit and approx. 1,200 SF second unit
- Each unit has its own entrance, individual driveway, laundry, and private patio
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
$54,336
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
6.55%
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%
$1,086,720
$1.1M
Cap Rate 7%
$776,229
$776.2K
Cap Rate 9%
$603,733
$603.7K
Market Conditions
NOI Build-Up for 3,700 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
$82.1K $22.20/SF
− Vacancy
−$4.5K −$1.22/SF
EGI
$77.6K $20.98/SF
− OpEx
−$23.3K −$6.29/SF
NOI
$54.3K $14.69/SF
Area
Hillsborough County, NH
Vacancy
5.50%
Lease Rate
$22.20 /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%
$1,086,720
Cap Rate 7%
$776,229
Cap Rate 9%
$603,733
Alternative Uses
Best Use
Multifamily LT 5
$776.2K
$679.2K – $905.6K
NOI $54,336 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$719.2K
$629.3K – $839.0K
NOI $50,342 @ 7.0% cap · market cap 6.07%
Theoretical Best
Specialty Retail
$6.78M
$5.93M – $7.91M
NOI $474,525 @ 7.0% cap · market cap 57.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
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Business Placement
Demographics for 03031, NH
11,763
Population
4,558
Households
2.6
Avg Household Size
45
Median Age
64%
College-Educated
99%
High-School Grad
33.9 sq mi
ZIP Area
347
Density / Sq Mi
$155,125
Median Household Income
$68,313
Median Earnings
$1,447
Median Rent
$491,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family residence with separate entrances, individual driveways, private patios, and period post-and-beam details.
Where is this duplex located?
The property is located at 26 Old Mont Vernon Rd A/B Amherst, NH.
What is the asking price?
The asking price for this property is $829,000.
What are key features of this property?
This property features: Circa 1850 post‑and‑beam New England homestead with authentic period details like hand‑hewn beams and wide‑plank hardwood floors; Two‑family configuration with 2 legal units: approx. 2,500 SF primary unit and approx. 1,200 SF second unit; Each unit has its own entrance, individual driveway, laundry, and private patio
