Building Details

Year Built 1987

Buildings 1

Listing Agency: Mark Dickson Of White Moose Realty Show Phone

Listed By: Chadd Dempsey Real Estate Experts Show Phone

Source: Dempseyteam

Added: Aug 16 Changed: Aug 28 Last Checked: Aug 29 at 8:54AM

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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 Mark Dickson Of White Moose Realty

Investment Insights

Based on property information with market context.

This 2,832-square-foot duplex, built in 1987, contains two three-bedroom units with 1.5 bathrooms apiece. The property occupies 7.71 acres and includes a metal roof, windows replaced in 2020, a whole-house generator, and dedicated private parking areas for both residences. Unit A adds a partially finished basement, propane heat, a mini-split heating and cooling system, and 23 owned solar panels serving typical household electricity needs. Unit B is tenant occupied, with the tenant responsible for electric and heat.

The property is located at 267 Black Brook Rd in Goffstown, with access to Manchester, shopping, schools, and major commuting routes. Its acreage provides a private setting, while the two-unit layout supports either owner occupancy with rental income or an investment configuration.

Key Highlights

• 7.71‑acre private lot in Goffstown, NH
• 2,832 SF duplex with two 3‑bedroom, 1.5‑bath units
• 23 owned solar panels associated with Unit A

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

$41,589

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

5.74%

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%

$831,780 $831.8K

Cap Rate 7%

$594,129 $594.1K

Cap Rate 9%

$462,100 $462.1K

Market Conditions

NOI Build-Up for 2,832 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

$62.9K $22.20/SF

− Vacancy

−$3.5K −$1.22/SF

EGI

$59.4K $20.98/SF

− OpEx

−$17.8K −$6.29/SF

NOI

$41.6K $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%

$831,780

Cap Rate 7%

$594,129

Cap Rate 9%

$462,100

Alternative Uses

Best Use

Multifamily LT 5

$594.1K

$519.9K – $693.2K (±1% cap)

NOI $41,589 @ 7.0% cap · market cap 5.74%

Second Best

Apartment 5plus

$550.5K

$481.7K – $642.2K (±1% cap)

NOI $38,532 @ 7.0% cap · market cap 5.31%

Theoretical Best

Specialty Retail

$5.19M

$4.54M – $6.05M (±1% cap)

NOI $363,204 @ 7.0% cap · market cap 50.10%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Explore this area Business Placement

Demographics for 03045, NH

14,107

Population

5,521

Households

2.6

Avg Household Size

43

Median Age

39%

College-Educated

97%

High-School Grad

35.9 sq mi

ZIP Area

393

Density / Sq Mi

$114,965

Median Household Income

$57,876

Median Earnings

$1,590

Median Rent

$360,300

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Two three-bedroom units offer separate parking, flexible occupancy, and energy-focused improvements on a private rural parcel.

Where is this duplex located?

The property is located at 267 Black Brook Rd #A & B Goffstown, NH.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: 7.71‑acre private lot in Goffstown, NH; 2,832 SF duplex with two 3‑bedroom, 1.5‑bath units; 23 owned solar panels associated with Unit A