Duplex with In-Law
For Sale
$549,900
42 Gilford Avenue, Laconia, NH 03246
MULTI_FAMILY - Other - Laconia, NH
Property Size3,388 SF
Lot Size0.48 Acres
Price / SF$162.31
Days on Market103
Property Features for 42 Gilford Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RG
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bedroom 3, Bathroom 3, Bedroom 2, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2
Patio and Porch features
Deck
Exterior features
Deck, Full Fence
Fencing
Fenced
Lot features
In Town
Directions
From Bus. Rt. 3 turn onto Gilford Ave., 2nd house on the left after passing Dewey St. All Red, see sign.
Standard status
Active
Size
3,388 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6002
Utilities
Heating system
Wood, Hot Water(Heating), Wood Stove, Baseboard, Electric (Heating)
Water source
Public
Amenities
rear deck
fenced backyard
root cellar
mudroom
laundry areas
Building Details
Year built
1780
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Hardwood
Building materials
Clapboard Exterior
Roof type
Shingle
Architectural style
Other
Listing Agency:
Starr Realty
(603) 293-7227
Listed By:
Jason Starr
(603) 293-7227
Added: May 4
Changed: Aug 14
Last Checked: Aug 14 at 6:06PM
MLS# 5086938
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 combines a historic main residence with a self-contained 1-bedroom apartment featuring its own kitchen, living room, full bath, and heat. The primary dwelling includes 4-5 bedrooms, 3 full baths, two parlors, a great room, a mudroom, and two laundry areas. Granite, exposed timbers, wide pine floors, substantial hearths, and broad-board ceilings add character, while plumbing and electrical systems have been upgraded. Rinnai propane heat, on-demand hot water, newer roofing, and added blown insulation contribute to the updated functionality.
The property occupies 0.48 acres and includes a fenced backyard, nearly 1,000 sq. ft. rear deck, generous parking, and secondary access from Isabella Street. A barn and lower level provide approximately 1,600 additional sq. ft. for workshop, recreation, hobby, or storage use. Public water serves the property, which is located near downtown Laconia, restaurants, shops, fitness centers, everyday services, the Laconia Bypass, and I-93.
The property occupies 0.48 acres and includes a fenced backyard, nearly 1,000 sq. ft. rear deck, generous parking, and secondary access from Isabella Street. A barn and lower level provide approximately 1,600 additional sq. ft. for workshop, recreation, hobby, or storage use. Public water serves the property, which is located near downtown Laconia, restaurants, shops, fitness centers, everyday services, the Laconia Bypass, and I-93.
Key Highlights
- Self‑contained 1‑bedroom apartment with kitchen, living room, full bath, and heat
- Main residence offers 4‑5 bedrooms and 3 full baths
- Approximately 1,600 additional sq. ft. in the barn and lower level
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
$49,434
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
8.99%
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%
$988,680
$988.7K
Cap Rate 7%
$706,200
$706.2K
Cap Rate 9%
$549,267
$549.3K
Market Conditions
NOI Build-Up for 3,388 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
$73.2K $21.60/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$70.6K $20.84/SF
− OpEx
−$21.2K −$6.25/SF
NOI
$49.4K $14.59/SF
Area
Belknap County, NH
Vacancy
3.50%
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%
$988,680
Cap Rate 7%
$706,200
Cap Rate 9%
$549,267
Alternative Uses
Best Use
Multifamily LT 5
$706.2K
$617.9K – $823.9K
NOI $49,434 @ 7.0% cap · market cap 8.99%
Second Best
Apartment 5plus
$649.4K
$568.2K – $757.6K
NOI $45,455 @ 7.0% cap · market cap 8.27%
Theoretical Best
Office A
$805.7K
$705.0K – $940.0K
NOI $56,398 @ 7.0% cap · market cap 10.26%
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
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
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 - Historic two-unit property with flexible living areas, upgraded systems, and substantial workshop and storage space.
Where is this duplex located?
The property is located at 42 Gilford Avenue Laconia, NH.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Self‑contained 1‑bedroom apartment with kitchen, living room, full bath, and heat; Main residence offers 4‑5 bedrooms and 3 full baths; Approximately 1,600 additional sq. ft. in the barn and lower level
