Four-Unit Multifamily
New
For Sale
$599,000
3 and 5 Ryefield Terrace, Wolfeboro, NH 03894
Multi-Family, Wolfeboro, NH
Property Size2,088 SF
Lot Size6.61 Acres
Price / SF$286.88
Days on Market2
Property Features for 3 and 5 Ryefield Terrace
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
North Wolfeboro-IMPR
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 3, Bedroom 1, Bathroom 4, Bedroom 4, Basement, Bathroom 1
Exterior features
Partial Fence, Garden Space, Window Screens
Fencing
Partial
Appliances
Electric Water Heater
Lot features
Country Setting, Level, Open, Secluded, Private
Elementary school
Carpenter Elementary
Middle school
Kingswood Regional Middle Sch
High school
Kingswood Regional High School
Elementary school district
Governor Wentworth Regional
Middle school district
Governor Wentworth Regional
High school district
Governor Wentworth Regional
Directions
From Wolfeboro Center, left on Center Street, right on 28N, right on 109S. Property is approximately 2 1/2 miles on left.
Standard status
Active
Size
2,088 SF
Lot size
6.61 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5881
Utilities
Heating system
Oil, Hot Water(Heating)
Water source
Private, Well
Building Details
Year built
1990
Floors in Building
2
Number of units
2
Flooring type
Softwood, Vinyl, Carpet
Building materials
Clapboard Exterior
Roof type
Shingle
Architectural style
Other
Listing Agency:
Maxfield Real Estate/Wolfeboro
(603) 569-3128
Listed By:
Betty Ann Bickford
(603) 569-3128
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 1:06PM
MLS# 5107407
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 multifamily offering includes two townhouse-style condominiums totaling four units and 2,088 square feet. Each 1,044-square-foot unit has an equipped kitchen, dining area, living room, half bath, two bedrooms, and a full bathroom. Unfinished basement space provides storage, while individual driveways and outdoor areas support gardening or future decking. The buildings were constructed in 1990 and feature clapboard exteriors, shingle roofs, oil-fired hot-water heating, and a mix of softwood, vinyl, and carpet flooring.
Situated at 3 and 5 Ryefield Terrace in Wolfeboro, the property is near downtown, schools, shopping, the library, hospital, and The Nick. Lake Wentworth Beach is approximately five minutes away. The residential setting includes natural screening from the main road, and each unit has its own well and septic system. The condominiums have an established rental history and may also accommodate multi-generational living or single-family conversion, as described for the offering.
Situated at 3 and 5 Ryefield Terrace in Wolfeboro, the property is near downtown, schools, shopping, the library, hospital, and The Nick. Lake Wentworth Beach is approximately five minutes away. The residential setting includes natural screening from the main road, and each unit has its own well and septic system. The condominiums have an established rental history and may also accommodate multi-generational living or single-family conversion, as described for the offering.
Key Highlights
- Four units across two townhouse‑style condominiums
- 2,088 square feet total; 1,044 square feet per unit
- Each unit includes two bedrooms, 1.5 baths, and an unfinished basement
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
$21,488
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
3.59%
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%
$429,760
$429.8K
Cap Rate 7%
$306,971
$307.0K
Cap Rate 9%
$238,756
$238.8K
Market Conditions
NOI Build-Up for 2,088 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
$41.3K $19.80/SF
− Vacancy
−$2.3K −$1.09/SF
EGI
$39.1K $18.71/SF
− OpEx
−$17.6K −$8.42/SF
NOI
$21.5K $10.29/SF
Area
Carroll County, NH
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$429,760
Cap Rate 7%
$306,971
Cap Rate 9%
$238,756
Alternative Uses
Best Use
Apartment 5plus
$307.0K
$268.6K – $358.1K
NOI $21,488 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$521.4K
$456.2K – $608.3K
NOI $36,496 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
13
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
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two townhouse-style condominiums provide separate living areas, kitchens, basements, and private wells and septic systems.
Where is this multifamily property located?
The property is located at 3 and 5 Ryefield Terrace Wolfeboro, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Four units across two townhouse‑style condominiums; 2,088 square feet total; 1,044 square feet per unit; Each unit includes two bedrooms, 1.5 baths, and an unfinished basement
