Building Details

Buildings 1

Stories 3

Tenancy Multi

Listing Agency: KW Coastal and Lakes & Mountains Realty v***@kwclcg.com Show Phone

Listed By: Viktoria V Alkova · License #074657 Show Phone

Source: Exprealty

Added: Jul 10, 2025 Changed: Aug 11 Last Checked: Aug 11 at 7:04AM

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Investment Insights

Based on property information with market context.

This three-story mixed-use building at 41-43 Central St in Woodsville combines 17 renovated residential apartments with 4 updated retail storefronts. The 17,073-square-foot property has been fully renovated, bringing residential and commercial components together in a single building. The apartments are fully leased, while the ground-floor storefronts are occupied under long-term leases with established businesses.

Located in downtown Woodsville, the property is in Haverhill, New Hampshire, near the Vermont border. The asset is offered as part of a 39-unit portfolio sale and may be acquired together with the other portfolio properties or separately. The existing apartment and retail configuration provides a consolidated mixed-use investment structure with residential and commercial occupancy in place.

Key Highlights

• 17 renovated residential apartments
• 4 updated ground‑floor retail storefronts
• 17,073‑square‑foot, three‑story 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 (±1% cap)

NOI $181,991 @ 7.0% cap · market cap 7.14%

Second Best

Mixed Use

$2.52M

$2.21M – $2.95M (±1% cap)

NOI $176,706 @ 7.0% cap · market cap 6.93%

Theoretical Best

Office A

$3.76M

$3.29M – $4.38M (±1% cap)

NOI $262,889 @ 7.0% cap · market cap 10.31%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Storefront properties

Suggested Use

Top Pick Department Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

17

Residential units

100%

Occupancy

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

249

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Three-story downtown building combines leased apartments with updated retail storefronts under one roof.

Where is this mixed-use property located?

The property is located at 41-43 Central St Woodsville, 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 renovated residential apartments; 4 updated ground‑floor retail storefronts; 17,073‑square‑foot, three‑story mixed‑use building