Duplex with Solar
New
For Sale
$725,000
267 Black Brook Road #A & B, Goffstown, NH 03045
Two residential units offer separate parking, updated windows, and a mix of owner-occupant and rental configurations.
Property Size2,832 SF
Lot Size7.71 Acres
Price / SF$204.11
Days on Market4
Property Features for 267 Black Brook Road #A & B
General Information
Standard status
Active
Size
2,832 SF
Lot size
7.71 Acres
Property subtype
Multi Family Home
Zoning
A
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,786
Amenities
whole-house generator
solar panels
private parking area
Building Details
Building Size
2,832 SF
Year Built
1987
Buildings
1
Stories
2
Units
2
Listing Agency:
Coldwell Banker Classic Realty
(603) 318-8052
Listed By:
Pam Fraser
(603) 318-8052
Source:
Threehillsres
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 20 at 2:01PM
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 Coldwell Banker Classic Realty
Investment Insights
Based on property information with market context.
Built in 1987, this 3,552-square-foot duplex contains two units, each with 3 bedrooms and 1.5 bathrooms, on a 7.71-acre lot in Goffstown. The property has a metal roof, windows replaced in 2020, a whole-house generator, and separate private parking areas for the residents. Unit A includes a partially finished basement, propane heat, a mini-split heating and cooling system, and 23 owned solar panels. Unit B is tenant occupied, with the tenant paying electric and heat costs.
Zoned A, the property combines a rural setting with access to Manchester, shopping, schools, and major commuting routes. The layout supports either owner occupancy with rental income from the second unit or continued use as a two-unit investment property.
Zoned A, the property combines a rural setting with access to Manchester, shopping, schools, and major commuting routes. The layout supports either owner occupancy with rental income from the second unit or continued use as a two-unit investment property.
Key Highlights
- 7.71‑acre duplex property with 3,552 SF of building area
- Two units, each with 3 bedrooms and 1.5 bathrooms
- 23 owned solar panels serve Unit A under typical usage
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
$52,162
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
7.19%
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%
$1,043,240
$1.0M
Cap Rate 7%
$745,171
$745.2K
Cap Rate 9%
$579,578
$579.6K
Market Conditions
NOI Build-Up for 3,552 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
$78.9K $22.20/SF
− Vacancy
−$4.3K −$1.22/SF
EGI
$74.5K $20.98/SF
− OpEx
−$22.4K −$6.29/SF
NOI
$52.2K $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%
$1,043,240
Cap Rate 7%
$745,171
Cap Rate 9%
$579,578
Alternative Uses
Best Use
Multifamily LT 5
$745.2K
$652.0K – $869.4K
NOI $52,162 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$690.4K
$604.1K – $805.5K
NOI $48,328 @ 7.0% cap · market cap 6.67%
Theoretical Best
Specialty Retail
$6.51M
$5.69M – $7.59M
NOI $455,544 @ 7.0% cap · market cap 62.83%
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
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
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 - Two residential units offer separate parking, updated windows, and a mix of owner-occupant and rental configurations.
Where is this duplex located?
The property is located at 267 Black Brook Road #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 duplex property with 3,552 SF of building area; Two units, each with 3 bedrooms and 1.5 bathrooms; 23 owned solar panels serve Unit A under typical usage
