Turnkey Short-Term Rental
For Sale
$649,000
459 Main Street, Rumney, NH 03266
Turn-of-the-century home renovated 2022–2023 featuring five suites, six bathrooms, and an oversized porch.
Property Size3,201 SF
Lot Size0.76 Acres
Price / SF$202.75
Days on Market100
Property Features for 459 Main Street
General Information
Standard status
Active
Size
3,201 SF
Lot size
0.76 Acres
Zoning
VILLAG
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$6,592
Building Details
Year Built
1880
Year Renovated
2023
Listing Agency:
LAER Realty Partners - Belmont
Listed By:
Diana Paquette
(978) 500-0247
Source:
Laerrealty
Added: May 29
Changed: Aug 23
Last Checked: Sep 4 at 2:46AM
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 LAER Realty Partners - Belmont
Investment Insights
Based on property information with market context.
For sale is a turnkey short-term rental home featuring an original New England Antique built in 1880 and completely renovated during 2022–2023. The property offers five bedrooms and six bathrooms configured as five suites, designed to accommodate larger groups comfortably. Interior details include wide-plank hardwood floors and exposed beams, along with an oversized porch.
Located in the heart of Rumney Village, the home is positioned for year-round outdoor demand, with nearby access to sport climbing at Rumney Rocks and skiing at Loon Mountain and Waterville Valley. Additional recreation options referenced include snowmobile trail access and hiking along an Appalachian Trail corridor, with Stinson Lake also noted “just up the road.”
Located in the heart of Rumney Village, the home is positioned for year-round outdoor demand, with nearby access to sport climbing at Rumney Rocks and skiing at Loon Mountain and Waterville Valley. Additional recreation options referenced include snowmobile trail access and hiking along an Appalachian Trail corridor, with Stinson Lake also noted “just up the road.”
Key Highlights
- New England antique built in 1880 and completely renovated in 2022–2023
- 5‑bedroom, 6‑bathroom STR property with 5 suites for accommodating larger groups
- 3,201 SF home on 0.76 acres in the heart of Rumney Village
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
$29,102
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
4.48%
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%
$582,040
$582.0K
Cap Rate 7%
$415,743
$415.7K
Cap Rate 9%
$323,356
$323.4K
Market Conditions
NOI Build-Up for 3,201 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
$55.7K $17.40/SF
− Vacancy
−$2.8K −$0.87/SF
EGI
$52.9K $16.53/SF
− OpEx
−$23.8K −$7.44/SF
NOI
$29.1K $9.09/SF
Area
Grafton County, NH
Vacancy
5.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$582,040
Cap Rate 7%
$415,743
Cap Rate 9%
$323,356
Alternative Uses
Best Use
Apartment 5plus
$415.7K
$363.8K – $485.0K
NOI $29,102 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$704.1K
$616.1K – $821.5K
NOI $49,289 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 03266, NH
2,098
Population
1,262
Households
1.7
Avg Household Size
52
Median Age
37%
College-Educated
93%
High-School Grad
110.4 sq mi
ZIP Area
19
Density / Sq Mi
$66,964
Median Household Income
$36,804
Median Earnings
$972
Median Rent
$264,000
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?
Short term rental property - Turn-of-the-century home renovated 2022–2023 featuring five suites, six bathrooms, and an oversized porch.
Where is this short term rental property located?
The property is located at 459 Main Street Rumney, NH.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: New England antique built in 1880 and completely renovated in 2022–2023; 5‑bedroom, 6‑bathroom STR property with 5 suites for accommodating larger groups; 3,201 SF home on 0.76 acres in the heart of Rumney Village
