Renovated Mixed-Use
For Sale
$2,550,000
41-43 Central St, Haverhill, NH 03785
Three-story property combining leased storefronts with renovated residential apartments in downtown Woodsville.
Property Size17,073 SF
Price / SF$149.36
Days on Market56
Property Features for 41-43 Central St
General Information
Standard status
Active
Size
17,073 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
17
Building Details
Year Built
1875
Buildings
1
Stories
3
Listing Agency:
KW Coastal and Lakes & Mountains Realty
(646) 577-1194
Listed By:
Viktoria V Alkova · License #074657
Source:
Findanewhampshirehome
Added: Jul 6
Changed: Aug 29
Last Checked: Aug 25 at 6:19AM
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 KW Coastal and Lakes & Mountains Realty
Investment Insights
Based on property information with market context.
Located at 41-43 Central Street in downtown Woodsville, this three-story mixed-use property contains 17 residential apartments and three ground-floor retail storefronts within 17,073 square feet. The building dates to 1875 and has undergone renovations across both its residential and commercial components.
The apartment units have been remodeled and re-tenanted, while the retail suites have been updated and are subject to long-term leases. The combination of residential and storefront space places both uses within one building in the Woodsville downtown setting.
The apartment units have been remodeled and re-tenanted, while the retail suites have been updated and are subject to long-term leases. The combination of residential and storefront space places both uses within one building in the Woodsville downtown setting.
Key Highlights
- 17 remodeled residential apartments
- Three updated ground‑floor retail storefronts
- 17,073‑square‑foot mixed‑use building
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
$181,991
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
7.14%
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%
$3,639,820
$3.6M
Cap Rate 7%
$2,599,871
$2.6M
Cap Rate 9%
$2,022,122
$2.0M
Market Conditions
NOI Build-Up for 17,073 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
$276.6K $16.20/SF
− Vacancy
−$16.6K −$0.97/SF
EGI
$260.0K $15.23/SF
− OpEx
−$78.0K −$4.57/SF
NOI
$182.0K $10.66/SF
Area
Grafton County, NH
Vacancy
6.00%
Lease Rate
$16.20 /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%
$3,639,820
Cap Rate 7%
$2,599,871
Cap Rate 9%
$2,022,122
Alternative Uses
Best Use
Retail
$2.60M
$2.27M – $3.03M
NOI $181,991 @ 7.0% cap · market cap 7.14%
Second Best
Mixed Use
$2.52M
$2.21M – $2.95M
NOI $176,706 @ 7.0% cap · market cap 6.93%
Theoretical Best
Office A
$3.76M
$3.29M – $4.38M
NOI $262,889 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17
Residential units
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 03785, NH
2,245
Population
1,329
Households
1.7
Avg Household Size
48
Median Age
17%
College-Educated
92%
High-School Grad
62.5 sq mi
ZIP Area
36
Density / Sq Mi
$56,449
Median Household Income
$47,855
Median Earnings
$1,075
Median Rent
$196,200
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?
Mixed-use property - Three-story property combining leased storefronts with renovated residential apartments in downtown Woodsville.
Where is this mixed-use property located?
The property is located at 41-43 Central St Haverhill, NH.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: 17 remodeled residential apartments; Three updated ground‑floor retail storefronts; 17,073‑square‑foot mixed‑use building
