Renovated Two-Unit
For Sale
$599,900
270 South Main Street, Wolfeboro, NH 03894
Downtown duplex with a remodeled first-floor apartment and separate upstairs residence near shops, restaurants, and the town docks.
Property Size1,786 SF
Price / SF$335.89
Days on Market15
Property Features for 270 South Main Street
General Information
Standard status
Active
Size
1,786 SF
Property subtype
Multi-Unit
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
Lot Size Acres: 0.27
Percentage of Tax that is Deductable: 0
Sale, Sale Type: Foreclosure
3 Bedrooms
Residential Style: Cape, Built in 1920
Property Township: Wolfeboro
Above Area Square Feet: 1786
Building Details
Year Built
1920
Buildings
1
Listing Agency:
BHHS Verani Realty
(603) 527-1111
Listed By:
Shirley Freeman
(603) 527-1111
Source:
Doyle-realty
Added: Aug 12
Changed: Aug 25
Last Checked: Aug 25 at 6:52AM
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 1920, this duplex includes a renovated first-floor apartment with 2 bedrooms, 2 bathrooms, and a newly finished kitchen with granite countertops and stainless-steel appliances. The upper unit offers 1 bedroom and provides a separate residential layout. A finished entry and interior staircase also create flexibility for using the property as a single-family home with three rooms on the second floor.
The property is located at 270 South Main St in downtown Wolfeboro, within walking distance of shops, restaurants, the town docks, and Lake Winnipesaukee. Huggins Hospital and Brewster Academy are nearby. Additional features include newer windows, a newer heating system, a newer roof, public water and sewer, a full basement, a generous yard, and off-street parking. The property is zoned for multiple uses, subject to required town approvals.
The property is located at 270 South Main St in downtown Wolfeboro, within walking distance of shops, restaurants, the town docks, and Lake Winnipesaukee. Huggins Hospital and Brewster Academy are nearby. Additional features include newer windows, a newer heating system, a newer roof, public water and sewer, a full basement, a generous yard, and off-street parking. The property is zoned for multiple uses, subject to required town approvals.
Key Highlights
- Two‑unit duplex with 2‑bedroom and 1‑bedroom apartments
- First‑floor unit has 2 bedrooms, 2 bathrooms, and a remodeled kitchen
- Built in 1920 with newer windows, heating system, and roof
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
$20,775
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
3.46%
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%
$415,500
$415.5K
Cap Rate 7%
$296,786
$296.8K
Cap Rate 9%
$230,833
$230.8K
Market Conditions
NOI Build-Up for 1,786 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
$31.1K $17.40/SF
− Vacancy
−$1.4K −$0.78/SF
EGI
$29.7K $16.62/SF
− OpEx
−$8.9K −$4.99/SF
NOI
$20.8K $11.63/SF
Area
Carroll County, NH
Vacancy
4.50%
Lease Rate
$17.40 /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%
$415,500
Cap Rate 7%
$296,786
Cap Rate 9%
$230,833
Alternative Uses
Best Use
Multifamily LT 5
$296.8K
$259.7K – $346.3K
NOI $20,775 @ 7.0% cap · market cap 3.46%
Second Best
Apartment 5plus
$262.6K
$229.8K – $306.3K
NOI $18,380 @ 7.0% cap · market cap 3.06%
Theoretical Best
Office A
$446.0K
$390.2K – $520.3K
NOI $31,217 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
345
Businesses Nearby
Explore this area
Business Placement
Demographics for 03894, NH
6,382
Population
4,347
Households
1.5
Avg Household Size
58
Median Age
43%
College-Educated
99%
High-School Grad
47.3 sq mi
ZIP Area
135
Density / Sq Mi
$84,660
Median Household Income
$44,841
Median Earnings
$1,093
Median Rent
$435,300
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 - Downtown duplex with a remodeled first-floor apartment and separate upstairs residence near shops, restaurants, and the town docks.
Where is this duplex located?
The property is located at 270 South Main Street Wolfeboro, NH.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Two‑unit duplex with 2‑bedroom and 1‑bedroom apartments; First‑floor unit has 2 bedrooms, 2 bathrooms, and a remodeled kitchen; Built in 1920 with newer windows, heating system, and roof
