Multifamily Property with Guest
For Sale
Under Contract
$1,599,000
51 Pond Street, Newton, NH 03858
Multi-Family, Newton, NH
Property Size2,968 SF
Lot Size3.00 Acres
Price / SF$538.75
Days on Market71
Property Features for 51 Pond Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RES-A
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 4, Bedroom 4, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 5
Parking features
Open, Garage
Exterior features
Guest House, Natural Shade, In-Ground Pool
Lot features
Country Setting, Field/ Pasture, Landscaped, Open, Rolling, Wooded
Elementary school
Memorial School
Middle school
Sanborn Regional Middle School
High school
Sanborn Regional High School
Elementary school district
Sanborn Regional
Middle school district
Sanborn Regional
High school district
Sanborn Regional
Directions
Get on NH-101 E/State Rte 101 E, Follow NH-101 E/State Rte 101 E to NH-125 S in Epping. Take exit 7 from NH-101 E/State Rte 101, Continue on NH-125 S. Drive to Pond St in Newton
Standard status
Active Under Contract
Size
2,968 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
20395
Utilities
Utilities
Cable Available
Heating system
Oil, Propane (Heating)
Cooling system
Central Air
Water source
Well
Amenities
in-ground salt water pool
pool house
4-season room
outdoor shower
wood burning stove
Building Details
Year built
2008
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Carpet, Tile
Building materials
Vinyl Siding
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Guest House
Listing Agency:
Keller Williams Realty-Metropolitan
(603) 232-8282
Listed By:
RachNH Realty Group
(603) 232-8282
Added: Jun 12
Changed: Aug 20
Last Checked: Aug 21 at 12:06AM
MLS# 5094397
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.
Set on 3 acres in Newton, this 2008 Colonial multifamily property includes a 2,968-square-foot primary residence and a separate guest house. The main home offers five bedrooms, multiple bathrooms, hardwood, carpet and tile flooring, a custom kitchen, home-office or den areas, and a primary suite. The guest house includes a full kitchen, laundry, pool house functions, an outdoor shower, storage, and a four-season room. An in-ground saltwater pool serves the compound.
Garage accommodations include three 12-foot bays, one with a car lift, plus a fourth 14-foot bay door sized for an industrial tractor. Additional property features include a steel beam structure, radiant-heated tile floors, central air, oil and propane heating, a 400 AMP electrical service, a well, and a septic system installed in 2022. The property is zoned RES-A and located in Newton, NH, near the seacoast and the Massachusetts border.
Garage accommodations include three 12-foot bays, one with a car lift, plus a fourth 14-foot bay door sized for an industrial tractor. Additional property features include a steel beam structure, radiant-heated tile floors, central air, oil and propane heating, a 400 AMP electrical service, a well, and a septic system installed in 2022. The property is zoned RES-A and located in Newton, NH, near the seacoast and the Massachusetts border.
Key Highlights
- 3‑acre multifamily compound with 2,968 square feet of property size
- Separate guest house with full kitchen, laundry, outdoor shower, storage, and 4‑season room
- In‑ground saltwater pool with pool house facilities
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
$45,039
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
2.82%
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%
$900,780
$900.8K
Cap Rate 7%
$643,414
$643.4K
Cap Rate 9%
$500,433
$500.4K
Market Conditions
NOI Build-Up for 2,968 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
$85.5K $28.80/SF
− Vacancy
−$3.6K −$1.21/SF
EGI
$81.9K $27.59/SF
− OpEx
−$36.8K −$12.42/SF
NOI
$45.0K $15.17/SF
Area
Rockingham County, NH
Vacancy
4.20%
Lease Rate
$28.80 /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%
$900,780
Cap Rate 7%
$643,414
Cap Rate 9%
$500,433
Alternative Uses
Best Use
Apartment 5plus
$643.4K
$563.0K – $750.7K
NOI $45,039 @ 7.0% cap · market cap 2.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$988.1K
$864.6K – $1.15M
NOI $69,169 @ 7.0% cap · market cap 4.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 03858, NH
4,820
Population
1,860
Households
2.6
Avg Household Size
44
Median Age
35%
College-Educated
97%
High-School Grad
9.8 sq mi
ZIP Area
492
Density / Sq Mi
$135,648
Median Household Income
$64,556
Median Earnings
$1,618
Median Rent
$429,400
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?
Multifamily property - Custom-built compound includes a separate residence, pool facilities, and substantial garage capacity.
Where is this multifamily property located?
The property is located at 51 Pond Street Newton, NH.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: 3‑acre multifamily compound with 2,968 square feet of property size; Separate guest house with full kitchen, laundry, outdoor shower, storage, and 4‑season room; In‑ground saltwater pool with pool house facilities
