Restored Two-Family
For Sale
$839,000
26 Old Mont Vernon Road #A/B Unit A/B, Amherst, NH 03031
Historic two-unit residence with private outdoor areas, separate access, and a detached garage-barn on wooded acreage.
Property Size3,736 SF
Lot Size2.90 Acres
Price / SF$224.57
Days on Market27
Property Features for 26 Old Mont Vernon Road #A/B Unit A/B
General Information
Standard status
Active
Size
3,736 SF
Lot size
2.90 Acres
Property subtype
Multi-Unit
Additional Details
Multifamily Units
2
Amenities
separate entrances
individual driveways
laundry
private patios
detached garage/barn
Lot Size Acres: 2.95
Percentage of Tax that is Deductable: 0
Sale, Sale Type: Foreclosure
5 Bedrooms
Residential Style: Post and Beam, Built in 1850
Property Township: Amherst
Above Area Square Feet: 3736
3 Full Baths
Building Details
Year Built
1850
Construction
post-and-beam
Listing Agency:
BHHS Verani Realty
(603) 472-1010
Listed By:
Terry Sanders
(603) 472-1010
Source:
Doyle-realty
Added: Jul 24
Changed: Aug 19
Last Checked: Aug 18 at 4:55AM
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.
Built in 1850, this two-unit duplex combines post-and-beam construction and period details with updates completed since the 1990s. The primary residence measures approximately 2,500 square feet, while the second unit measures approximately 1,200 square feet. Each apartment has its own entrance, driveway, laundry, patio, and first-floor bedroom, providing a practical layout for separate occupancy. Oil-fired heating is supplemented by pellet stoves in both units.
The property occupies 2.9 wooded acres at 26 Old Mont Vernon Road in Amherst, New Hampshire. A detached garage-barn adds space for vehicles, storage, workshop use, hobbies, antiques, or recreational equipment. The property is associated with the Amherst and Souhegan Cooperative school districts, including Clark-Wilkins School, Amherst Middle School, and Souhegan Coop High School.
The property occupies 2.9 wooded acres at 26 Old Mont Vernon Road in Amherst, New Hampshire. A detached garage-barn adds space for vehicles, storage, workshop use, hobbies, antiques, or recreational equipment. The property is associated with the Amherst and Souhegan Cooperative school districts, including Clark-Wilkins School, Amherst Middle School, and Souhegan Coop High School.
Key Highlights
- Two legal units totaling 3,736 SF
- Primary unit approximately 2,500 sq ft; second unit approximately 1,200 sq ft
- Set on 2.9 private, wooded acres
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
$54,864
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
6.54%
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%
$1,097,280
$1.1M
Cap Rate 7%
$783,771
$783.8K
Cap Rate 9%
$609,600
$609.6K
Market Conditions
NOI Build-Up for 3,736 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
$82.9K $22.20/SF
− Vacancy
−$4.6K −$1.22/SF
EGI
$78.4K $20.98/SF
− OpEx
−$23.5K −$6.29/SF
NOI
$54.9K $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%
$1,097,280
Cap Rate 7%
$783,771
Cap Rate 9%
$609,600
Alternative Uses
Best Use
Multifamily LT 5
$783.8K
$685.8K – $914.4K
NOI $54,864 @ 7.0% cap · market cap 6.54%
Second Best
Apartment 5plus
$726.2K
$635.4K – $847.2K
NOI $50,832 @ 7.0% cap · market cap 6.06%
Theoretical Best
Specialty Retail
$6.84M
$5.99M – $7.99M
NOI $479,142 @ 7.0% cap · market cap 57.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
Explore this area
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
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 - Historic two-unit residence with private outdoor areas, separate access, and a detached garage-barn on wooded acreage.
Where is this duplex located?
The property is located at 26 Old Mont Vernon Road #A/B Unit A/B Amherst, NH.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: Two legal units totaling 3,736 SF; Primary unit approximately 2,500 sq ft; second unit approximately 1,200 sq ft; Set on 2.9 private, wooded acres
