Two-Unit Duplex with Separate
For Sale
$419,900
54 Maple Street, Rochester, NH 03867
Corner-lot duplex with flexible occupancy options, individual entrances, and independently metered utilities for each residence.
Property Size2,688 SF
Price / SF$156.21
Days on Market86
Property Features for 54 Maple Street
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Building Details
Year Built
1881
Listing Agency:
Profound New England Real Estate
(603) 866-2942
Listed By:
Kaitlin Whitcher · License #064551
Source:
Aultcommercial
Added: Jun 6
Changed: Aug 30
Last Checked: Aug 30 at 1:27AM
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 Profound New England Real Estate
Investment Insights
Based on property information with market context.
Built in 1881, this 2,688-square-foot duplex contains two separate residences with individual entrances, utilities, and 100-amp electrical panels. The first-floor unit provides single-level living with 3-4 bedrooms, a spacious kitchen, sunroom entry, custom built-in bureaus, and access to a clean full basement. The upper unit includes 2 bedrooms, 1 bath, a center kitchen, and its own sunroom.
The property occupies a corner lot in Rochester, NH, with parking accessible from both sides. Exterior features include vinyl siding, a roof installed 2 years ago, a maintained yard, and a storage shed. City water, city sewer, and natural gas heat serve the property. Both residences are currently free of leases, allowing the next owner to establish occupancy arrangements directly.
The property occupies a corner lot in Rochester, NH, with parking accessible from both sides. Exterior features include vinyl siding, a roof installed 2 years ago, a maintained yard, and a storage shed. City water, city sewer, and natural gas heat serve the property. Both residences are currently free of leases, allowing the next owner to establish occupancy arrangements directly.
Key Highlights
- 2,688 SF duplex built in 1881
- Two units with separate entrances, utilities, and 100‑amp electrical panels
- First‑floor unit offers 3‑4 bedrooms and single‑level living
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
$27,287
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
6.50%
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%
$545,740
$545.7K
Cap Rate 7%
$389,814
$389.8K
Cap Rate 9%
$303,189
$303.2K
Market Conditions
NOI Build-Up for 2,688 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
$40.3K $15.00/SF
− Vacancy
−$1.3K −$0.50/SF
EGI
$39.0K $14.50/SF
− OpEx
−$11.7K −$4.35/SF
NOI
$27.3K $10.15/SF
Area
Strafford County, NH
Vacancy
3.32%
Lease Rate
$15.00 /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%
$545,740
Cap Rate 7%
$389,814
Cap Rate 9%
$303,189
Alternative Uses
Best Use
Multifamily LT 5
$389.8K
$341.1K – $454.8K
NOI $27,287 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$359.5K
$314.6K – $419.4K
NOI $25,166 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$719.1K
$629.2K – $839.0K
NOI $50,339 @ 7.0% cap · market cap 11.99%
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
642
Businesses Nearby
Explore this area
Business Placement
Demographics for 03867, NH
22,369
Population
10,458
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
93%
High-School Grad
28.4 sq mi
ZIP Area
788
Density / Sq Mi
$74,397
Median Household Income
$42,613
Median Earnings
$1,217
Median Rent
$259,200
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 - Corner-lot duplex with flexible occupancy options, individual entrances, and independently metered utilities for each residence.
Where is this duplex located?
The property is located at 54 Maple Street Rochester, NH.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: 2,688 SF duplex built in 1881; Two units with separate entrances, utilities, and 100‑amp electrical panels; First‑floor unit offers 3‑4 bedrooms and single‑level living
