Riverfront Duplex
For Sale
$1,488,000
34 & 30 River Street, Exeter, NH 03833
Multi-Family, Exeter, NH
Property Size3,273 SF
Lot Size0.35 Acres
Price / SF$454.63
Days on Market47
Property Features for 34 & 30 River Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Basement, Bedroom 4, Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Patio and Porch features
Patio
Exterior features
Garden Space, Outbuilding, Patio, Shed
Appliances
On Demand Water Heater
Lot features
In Town
Elementary school
Lincoln Street Elementary
Middle school
Cooperative Middle School
High school
Exeter High School
Elementary school district
Exeter School District SAU #16
Middle school district
Exeter School District SAU #16
High school district
Exeter School District SAU #16
Standard status
Active
Size
3,273 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13802
Utilities
Utilities
Cable Available
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Water front
1
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Flooring type
Tile, Vinyl, Softwood, Carpet, Hardwood
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Other
Additional Structures
Outbuilding
Listing Agency:
Duston Leddy Real Estate
(603) 610-8285
Listed By:
Carrie Barron
(603) 661-8127
Added: Jul 11
Changed: Aug 20
Last Checked: Aug 26 at 4:06AM
MLS# 5099413
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 duplex offering brings together two separate residences on a 0.35-acre riverfront lot. The principal home provides 4 bedrooms and 3 baths, with an open main level, Thermador appliances, custom cabinetry, soapstone counters, pantry storage, family room, laundry, and a third-floor primary suite with a travertine bath and seasonal river views. The second home adds 2 bedrooms and 1 bath and can serve as a rental, guest residence, or space for extended household use.
The property contains 3,273 square feet and dates to 1920. Exterior improvements include a patio, garden space, shed, and outbuilding. Central air, natural gas heat, public water, cable availability, and a shingle roof are among the reported features. Downtown Exeter, area restaurants and shops, and Phillips Exeter Academy are within walking distance, while the property is addressed on River Street.
The property contains 3,273 square feet and dates to 1920. Exterior improvements include a patio, garden space, shed, and outbuilding. Central air, natural gas heat, public water, cable availability, and a shingle roof are among the reported features. Downtown Exeter, area restaurants and shops, and Phillips Exeter Academy are within walking distance, while the property is addressed on River Street.
Key Highlights
- Two riverfront residences on a 0.35‑acre lot
- Primary home includes 4 bedrooms and 3 baths
- Second residence offers 2 bedrooms and 1 bath
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
$55,138
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
3.71%
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%
$1,102,760
$1.1M
Cap Rate 7%
$787,686
$787.7K
Cap Rate 9%
$612,644
$612.6K
Market Conditions
NOI Build-Up for 3,273 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
$82.5K $25.20/SF
− Vacancy
−$3.7K −$1.13/SF
EGI
$78.8K $24.07/SF
− OpEx
−$23.6K −$7.22/SF
NOI
$55.1K $16.85/SF
Area
Rockingham County, NH
Vacancy
4.50%
Lease Rate
$25.20 /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%
$1,102,760
Cap Rate 7%
$787,686
Cap Rate 9%
$612,644
Alternative Uses
Best Use
Multifamily LT 5
$787.7K
$689.2K – $919.0K
NOI $55,138 @ 7.0% cap · market cap 3.71%
Second Best
Apartment 5plus
$709.5K
$620.8K – $827.8K
NOI $49,667 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$1.09M
$953.5K – $1.27M
NOI $76,277 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,204
Businesses Nearby
Explore this area
Business Placement
Demographics for 03833, NH
22,662
Population
9,789
Households
2.3
Avg Household Size
47
Median Age
54%
College-Educated
98%
High-School Grad
48.5 sq mi
ZIP Area
467
Density / Sq Mi
$110,566
Median Household Income
$59,220
Median Earnings
$1,632
Median Rent
$456,000
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 residences support flexible owner-occupancy, extended-family, and rental arrangements on a level Exeter parcel.
Where is this duplex located?
The property is located at 34 & 30 River Street Exeter, NH.
What is the asking price?
The asking price for this property is $1,488,000.
What are key features of this property?
This property features: Two riverfront residences on a 0.35‑acre lot; Primary home includes 4 bedrooms and 3 baths; Second residence offers 2 bedrooms and 1 bath
