Updated Two-Unit
For Sale
$799,000
280 Wilkins Street Ext, Bedford, NH 03110
Two refreshed residential units offer separate metering, split utilities, and efficient individual heating and hot-water systems.
Property Size2,640 SF
Price / SF$302.65
Days on Market13
Property Features for 280 Wilkins Street Ext
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$3,000
Taxes and HOA fees
Annual Taxes
$6,100
Listing Agency:
EXP Realty
(888) 398-7062
Listed By:
Ryan Allen
(603) 858-0742
Source:
Exprealty
Added: Sep 12
Changed: Sep 20
Last Checked: Sep 24 at 3:14PM
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 EXP Realty
Investment Insights
Based on property information with market context.
This two-family duplex contains two approximately 1,300-square-foot residences, each with 2 bedrooms and 1 bath. Both interiors have been substantially refreshed with original hardwood flooring, granite countertops, updated kitchens, and renovated bathrooms. Major exterior and building components include a new roof, new siding, and newer systems throughout.
Each unit is separately metered, with split utilities supporting distinct household operation. Heating and hot water are provided through on-demand forced-hot-water systems. The property sits on a quiet, low-traffic loop road in Bedford, offering a residential setting near Manchester and Goffstown. The location is served by the Bedford School District.
Each unit is separately metered, with split utilities supporting distinct household operation. Heating and hot water are provided through on-demand forced-hot-water systems. The property sits on a quiet, low-traffic loop road in Bedford, offering a residential setting near Manchester and Goffstown. The location is served by the Bedford School District.
Key Highlights
- Two 2‑bedroom, 1‑bath units, each approximately 1,300 square feet
- New roof and new siding, with newer systems throughout
- Separate electric metering and split utilities for each unit
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
$38,769
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
4.85%
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%
$775,380
$775.4K
Cap Rate 7%
$553,843
$553.8K
Cap Rate 9%
$430,767
$430.8K
Market Conditions
NOI Build-Up for 2,640 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
$58.6K $22.20/SF
− Vacancy
−$3.2K −$1.22/SF
EGI
$55.4K $20.98/SF
− OpEx
−$16.6K −$6.29/SF
NOI
$38.8K $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%
$775,380
Cap Rate 7%
$553,843
Cap Rate 9%
$430,767
Alternative Uses
Best Use
Multifamily LT 5
$553.8K
$484.6K – $646.2K
NOI $38,769 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$513.1K
$449.0K – $598.7K
NOI $35,920 @ 7.0% cap · market cap 4.50%
Theoretical Best
Specialty Retail
$4.84M
$4.23M – $5.64M
NOI $338,580 @ 7.0% cap · market cap 42.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
124
Businesses Nearby
Explore this area
Business Placement
Demographics for 03110, NH
23,322
Population
8,185
Households
2.8
Avg Household Size
44
Median Age
61%
College-Educated
97%
High-School Grad
32.8 sq mi
ZIP Area
711
Density / Sq Mi
$160,253
Median Household Income
$70,344
Median Earnings
$1,913
Median Rent
$582,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two refreshed residential units offer separate metering, split utilities, and efficient individual heating and hot-water systems.
Where is this duplex located?
The property is located at 280 Wilkins Street Ext Bedford, NH.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units, each approximately 1,300 square feet; New roof and new siding, with newer systems throughout; Separate electric metering and split utilities for each unit
