Duplex with River
For Sale
$489,000
449 W River Road, Hooksett, NH 03106
Multi-Family, Hooksett, NH
Property Size2,256 SF
Lot Size0.30 Acres
Price / SF$216.76
Days on Market52
Property Features for 449 W River Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Basement
Patio and Porch features
Porch
Exterior features
Covered Porch
Lot features
City Lot
Directions
Get on I-93 N 7 min (3.5 mi) Follow I-93 N to Hackett Hill Rd in Hooksett. Take exit 11 from I-93 N 20 min (22.3 mi) Drive to W River Rd House is on the right.
Standard status
Active
Size
2,256 SF
Lot size
0.30 Acres
Utilities
Utilities
Propane
Heating system
Propane (Heating)
Water source
Public
Amenities
in-unit washer/dryer
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Asphalt Exterior
Roof type
Shingle
Architectural style
Other
Listing Agency:
Coldwell Banker Realty Bedford NH · Coldwell Banker Real Estate
(603) 471-0777
Listed By:
Danielle Patten
(603) 848-9559
Added: Jul 1
Changed: Aug 20
Last Checked: Aug 21 at 10:06AM
MLS# 5097795
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 2,256-square-foot duplex contains two full residential units on a 0.3-acre parcel. Each unit includes a washer and dryer, while the property also offers hardwood flooring, stained glass windows, a covered porch, and a basement. Asphalt exterior construction, a shingle roof, propane heating, and public water are among the established property features. Built in 1900, the building is zoned Residential.
The property is located at 449 W. River Road in Hooksett, New Hampshire, with river views from the site. Each unit is supported by 3-4 off-street parking spaces, providing a total of 6-8 spaces based on the stated unit parking allocation. The two-unit configuration and existing residential improvements support continued multifamily use.
The property is located at 449 W. River Road in Hooksett, New Hampshire, with river views from the site. Each unit is supported by 3-4 off-street parking spaces, providing a total of 6-8 spaces based on the stated unit parking allocation. The two-unit configuration and existing residential improvements support continued multifamily use.
Key Highlights
- 2,256‑square‑foot duplex on a 0.3‑acre parcel
- Two full residential units with washer and dryer in each
- Each unit includes 3‑4 off‑street parking spaces
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
$32,405
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
6.63%
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%
$648,100
$648.1K
Cap Rate 7%
$462,929
$462.9K
Cap Rate 9%
$360,056
$360.1K
Market Conditions
NOI Build-Up for 2,256 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
$48.7K $21.60/SF
− Vacancy
−$2.4K −$1.08/SF
EGI
$46.3K $20.52/SF
− OpEx
−$13.9K −$6.16/SF
NOI
$32.4K $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%
$648,100
Cap Rate 7%
$462,929
Cap Rate 9%
$360,056
Alternative Uses
Best Use
Multifamily LT 5
$462.9K
$405.1K – $540.1K
NOI $32,405 @ 7.0% cap · market cap 6.63%
Second Best
Apartment 5plus
$426.6K
$373.3K – $497.7K
NOI $29,861 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$587.4K
$514.0K – $685.3K
NOI $41,119 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
60
Businesses Nearby
Explore this area
Business Placement
Demographics for 03106, NH
14,799
Population
5,679
Households
2.6
Avg Household Size
42
Median Age
39%
College-Educated
94%
High-School Grad
36.0 sq mi
ZIP Area
411
Density / Sq Mi
$107,137
Median Household Income
$49,950
Median Earnings
$1,638
Median Rent
$371,600
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-unit residential property with covered porch, stained glass windows, and dedicated off-street parking for residents.
Where is this duplex located?
The property is located at 449 W River Road Hooksett, NH.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: 2,256‑square‑foot duplex on a 0.3‑acre parcel; Two full residential units with washer and dryer in each; Each unit includes 3‑4 off‑street parking spaces
