2-Unit Townhouse-Style
For Sale
$585,000
330 Academy Rd, Pembroke, NH 03275
Two attached residences offer private decks, basement storage, and town utilities in a wooded Pembroke setting.
Property Size1,944 SF
Lot Size2.00 Acres
Price / SF$300.93
Days on Market12
Property Features for 330 Academy Rd
General Information
Standard status
Active
Size
1,944 SF
Lot size
2.00 Acres
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1986
Listing Agency:
Manter Realty, LLC
Listed By:
Linda M Manter
Source:
Findhomesinnh
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 12:20PM
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 Manter Realty, LLC
Investment Insights
Based on property information with market context.
Built in 1986, this townhouse-style duplex contains two attached residences, each with two bedrooms upstairs, a full bathroom on the second floor, and a half bathroom on the main level. Both units include an eat-in kitchen with deck access, a south-facing living room, and a full basement that can support storage or future finishing. Natural gas provides heat and hot water, while town water and curbside trash service are established features.
The property occupies two acres set back from Academy Road, with rear decks oriented toward the woods and open lawn suitable for gardening or other outdoor use. Its Pembroke location offers access to major commuting routes and is convenient to Concord and Manchester. The configuration supports owner occupancy of one unit while leasing the other, subject to applicable requirements.
The property occupies two acres set back from Academy Road, with rear decks oriented toward the woods and open lawn suitable for gardening or other outdoor use. Its Pembroke location offers access to major commuting routes and is convenient to Concord and Manchester. The configuration supports owner occupancy of one unit while leasing the other, subject to applicable requirements.
Key Highlights
- Two‑acre duplex parcel set back from Academy Road
- Each unit includes 2 bedrooms, 1 full bath, and 1 half bath
- Townhouse‑style layout with rear decks facing the woods
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
$27,924
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
4.77%
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%
$558,480
$558.5K
Cap Rate 7%
$398,914
$398.9K
Cap Rate 9%
$310,267
$310.3K
Market Conditions
NOI Build-Up for 1,944 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
$42.0K $21.60/SF
− Vacancy
−$2.1K −$1.08/SF
EGI
$39.9K $20.52/SF
− OpEx
−$12.0K −$6.16/SF
NOI
$27.9K $14.36/SF
Area
Merrimack County, NH
Vacancy
5.00%
Lease Rate
$21.60 /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%
$558,480
Cap Rate 7%
$398,914
Cap Rate 9%
$310,267
Alternative Uses
Best Use
Multifamily LT 5
$398.9K
$349.1K – $465.4K
NOI $27,924 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$367.6K
$321.6K – $428.9K
NOI $25,731 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$506.2K
$442.9K – $590.5K
NOI $35,432 @ 7.0% cap · market cap 6.06%
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
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 03275, NH
11,946
Population
4,739
Households
2.5
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
43.0 sq mi
ZIP Area
278
Density / Sq Mi
$84,776
Median Household Income
$43,850
Median Earnings
$1,258
Median Rent
$309,400
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 attached residences offer private decks, basement storage, and town utilities in a wooded Pembroke setting.
Where is this duplex located?
The property is located at 330 Academy Rd Pembroke, NH.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two‑acre duplex parcel set back from Academy Road; Each unit includes 2 bedrooms, 1 full bath, and 1 half bath; Townhouse‑style layout with rear decks facing the woods
