Duplex with Separate
For Sale
$459,000
329 Meadow St, Wakefield, NH 03872
Two-family property with an owner residence, a detached apartment over the garage, and convenient access to local amenities.
Property Size2,762 SF
Lot Size0.58 Acres
Price / SF$166.18
Days on Market21
Property Features for 329 Meadow St
General Information
Standard status
Active
Size
2,762 SF
Lot size
0.58 Acres
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
enclosed porch
private deck
woodstove
laundry
Building Details
Year Built
1910
Listing Agency:
Mark Dickson Of White Moose Realty
(603) 472-1010
Listed By:
Chadd Dempsey Real Estate Experts
(603) 472-1010
Source:
Dempseyteam
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 28 at 10:16AM
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 Mark Dickson Of White Moose Realty
Investment Insights
Based on property information with market context.
This two-family property combines a primary residence with a separate two-bedroom apartment above the garage. The main home includes an eat-in kitchen, enclosed porch, living room, hardwood floors, dining or family room, bonus room with woodstove, and a first-floor bath and laundry area with storage. Upstairs are three bedrooms, including a primary suite with an adjoining private bath. The apartment has its own entrance, private deck, separate laundry hookups, and a history of rental use.
The property occupies 0.58 acre on the edge of town and includes public water and sewer along with a paved driveway. Paul School is within walking distance, while Route 16 provides access for commuting. Village amenities, Lovell Lake’s town beach, snowmobile trails, and King Pine Ski Area are nearby, with Portsmouth and North Conway approximately 45 minutes away.
The property occupies 0.58 acre on the edge of town and includes public water and sewer along with a paved driveway. Paul School is within walking distance, while Route 16 provides access for commuting. Village amenities, Lovell Lake’s town beach, snowmobile trails, and King Pine Ski Area are nearby, with Portsmouth and North Conway approximately 45 minutes away.
Key Highlights
- Two‑family property with a three‑bedroom main residence and separate 2‑bedroom apartment
- Apartment over the garage has a private entrance, deck, and separate laundry hookups
- Main home includes first‑floor bath and laundry, bonus room with woodstove, and hardwood flooring
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
$32,127
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
7.00%
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%
$642,540
$642.5K
Cap Rate 7%
$458,957
$459.0K
Cap Rate 9%
$356,967
$357.0K
Market Conditions
NOI Build-Up for 2,762 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
$48.1K $17.40/SF
− Vacancy
−$2.2K −$0.78/SF
EGI
$45.9K $16.62/SF
− OpEx
−$13.8K −$4.99/SF
NOI
$32.1K $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%
$642,540
Cap Rate 7%
$458,957
Cap Rate 9%
$356,967
Alternative Uses
Best Use
Multifamily LT 5
$459.0K
$401.6K – $535.5K
NOI $32,127 @ 7.0% cap · market cap 7.00%
Second Best
Apartment 5plus
$406.1K
$355.3K – $473.7K
NOI $28,424 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$689.7K
$603.5K – $804.6K
NOI $48,276 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Explore this area
Business Placement
Demographics for 03872, NH
3,981
Population
2,435
Households
1.6
Avg Household Size
51
Median Age
33%
College-Educated
97%
High-School Grad
52.0 sq mi
ZIP Area
77
Density / Sq Mi
$91,563
Median Household Income
$65,668
Median Earnings
$950
Median Rent
$319,900
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?
Duplex - Two-family property with an owner residence, a detached apartment over the garage, and convenient access to local amenities.
Where is this duplex located?
The property is located at 329 Meadow St Wakefield, NH.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: Two‑family property with a three‑bedroom main residence and separate 2‑bedroom apartment; Apartment over the garage has a private entrance, deck, and separate laundry hookups; Main home includes first‑floor bath and laundry, bonus room with woodstove, and hardwood flooring
