Duplex with Owned Solar
New
For Sale
$725,000
267 Black Brook Road, Goffstown, NH 03045
Multi-Family, Goffstown, NH
Property Size2,832 SF
Lot Size7.71 Acres
Price / SF$256
Days on Market7
Property Features for 267 Black Brook Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
A
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Basement, Bathroom 4, Bedroom 4, Bedroom 6, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Parking features
Driveway, Off Street
Patio and Porch features
Porch, Deck
Exterior features
Deck, Partial Fence, Garden Space, Handicap Modified, Natural Shade, Porch, Shed, Double Pane Window(s)
Fencing
Partial
Accessibility
Accessible Approach with Ramp
Lot features
Agricultural, Country Setting, Landscaped, Secluded, Trail/ Near Trail, Wooded, Near Paths, Near Shopping, Near A T V Trail, Near School(s), Private
Elementary school
Bartlett Elementary
Middle school
Mountain View Middle School
High school
Goffstown High School
Elementary school district
Goffstown Sch Dsct SAU #19
Middle school district
Goffstown Sch Dsct SAU #19
High school district
Goffstown Sch Dsct SAU #19
Directions
I293, Take exit 6 for Amoskeag St toward Goffstown Rd, slight left onto Amoskeag St/Amoskeag Traffic Cir, Continue to follow Amoskeag St, Turn right onto Front St, left onto Dunbarton Rd, follow to Black Brook, #267 unit on left
Standard status
Active
Size
2,832 SF
Lot size
7.71 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9786
Utilities
Utilities
Propane
Heating system
Hot Water(Heating), Baseboard, Ductless (Heating), Ceiling
Cooling system
Ductless, Multi Units, Zoned
Water source
Private
Amenities
whole-house generator
mini split heating and cooling system
solar panels
partially finished basement
Building Details
Year built
1987
Floors in Building
2
Number of units
2
Flooring type
Combination, Tile, Tile - Ceramic, Vinyl, Wood, Laminate, Hardwood
Building materials
Vinyl Siding
Roof type
Metal
Architectural style
Colonial
Listing Agency:
Coldwell Banker Classic Realty · Coldwell Banker Real Estate
(603) 647-5718
Listed By:
Pam Fraser
(603) 647-5718
Added: Aug 14
Changed: Aug 20
Last Checked: Aug 20 at 7:06PM
MLS# 5105032
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial duplex contains 2,832 square feet with two three-bedroom units, each offering 1.5 bathrooms. The property sits on 7.71 acres and includes a metal roof, windows installed in 2020, a whole-house generator, decks, porches, a shed, garden space, and separate off-street parking areas. Unit A has a partially finished basement, propane heat, ductless heating and cooling, and 23 owned solar panels. Unit B is tenant occupied, with the tenant responsible for electric and heat.
Located at 267 Black Brook Road in Goffstown, the property offers access to Manchester, shopping, schools, and major commuting routes. Private water service, vinyl siding, partial fencing, and an accessible approach with ramp are also included.
Located at 267 Black Brook Road in Goffstown, the property offers access to Manchester, shopping, schools, and major commuting routes. Private water service, vinyl siding, partial fencing, and an accessible approach with ramp are also included.
Key Highlights
- 7.71‑acre duplex property in Goffstown, NH
- 2,832 square feet with two 3‑bedroom, 1.5‑bathroom units
- 23 owned solar panels serving 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
NOI $41,589 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$550.5K
$481.7K – $642.2K
NOI $38,532 @ 7.0% cap · market cap 5.31%
Theoretical Best
Specialty Retail
$5.19M
$4.54M – $6.05M
NOI $363,204 @ 7.0% cap · market cap 50.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4
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 support owner occupancy or rental use in a private country setting.
Where is this duplex located?
The property is located at 267 Black Brook Road 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 in Goffstown, NH; 2,832 square feet with two 3‑bedroom, 1.5‑bathroom units; 23 owned solar panels serving Unit A
