Post-and-Beam Duplex with
New
For Sale
$565,000
563 Forest Road, Wilton, NH 03086
MULTI_FAMILY - Other - Wilton, NH
Property Size1,875 SF
Lot Size4.00 Acres
Price / SF$301.33
Days on Market3
Property Features for 563 Forest Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
I
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 2, Basement
Patio and Porch features
Deck
Exterior features
Deck, Natural Shade, Shed, Window Screens
Appliances
Electric Water Heater, Owned Water Heater, Separate Water Heater, Water Heater
Lot features
Secluded, View, Walking Trails
Elementary school
Florence Rideout Elementary
Middle school
Wilton-Lyndeboro Cooperative
High school
Wilton-Lyndeboro Sr. High
Elementary school district
Wilton-Lyndeborough
Middle school district
Wilton-Lyndeborough
High school district
Wilton-Lyndeborough
Directions
From Wilton Village, take NH-31 North (Forest Road) toward Lyndeborough. Continue past Goss Park; property is on the right
Standard status
Active
Size
1,875 SF
Lot size
4.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9794
Utilities
Utilities
Propane
Heating system
Wall Furnace, Propane (Heating)
Water source
Private
Water front
1
Amenities
private back deck
full basement
washer/dryer hookups
whole-house water filtration system
reverse osmosis drinking water system
large storage shed
trail
Building Details
Year built
1990
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet
Building materials
Foam Insulation, Post and Beam, Clapboard Exterior
Roof type
Shingle
Architectural style
Other
Listing Agency:
Derek Greene
(860) 560-1006
Listed By:
Derek Greene · License #REB.0016396
(508) 517-4908
Added: Aug 19
Last Checked: Aug 21 at 1:06PM
MLS# 5105640
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 1,875-square-foot duplex includes two nearly identical residences, each with 2 bedrooms and 1 bathroom. Built in 1990 with post-and-beam construction, the property features open living areas, spacious kitchens, oversized bathrooms, private rear decks, and generous closet space. Each unit has a full basement with washer and dryer hookups, separate utilities, and its own water heater. Recent improvements include two furnaces, two A/C systems, and two dishwashers, along with whole-house water filtration and reverse osmosis in the owner's unit.
The 4-acre parcel at 563 Forest Road is set back from the road and includes a long gravel driveway, a storage shed, natural shade, and a wooded trail beside a brook. Additional property features include propane heating, private water, shingle roofing, foam insulation, clapboard exterior siding, tile and carpet flooring, and window screens.
The 4-acre parcel at 563 Forest Road is set back from the road and includes a long gravel driveway, a storage shed, natural shade, and a wooded trail beside a brook. Additional property features include propane heating, private water, shingle roofing, foam insulation, clapboard exterior siding, tile and carpet flooring, and window screens.
Key Highlights
- Two 2‑bedroom, 1‑bath units within a 1,875‑square‑foot duplex
- 4‑acre parcel at 563 Forest Road, Wilton, NH 03086
- Post‑and‑beam construction with 1990 year built
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
$27,535
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
4.87%
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%
$550,700
$550.7K
Cap Rate 7%
$393,357
$393.4K
Cap Rate 9%
$305,944
$305.9K
Market Conditions
NOI Build-Up for 1,875 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
$41.6K $22.20/SF
− Vacancy
−$2.3K −$1.22/SF
EGI
$39.3K $20.98/SF
− OpEx
−$11.8K −$6.29/SF
NOI
$27.5K $14.69/SF
Area
Hillsborough County, NH
Vacancy
5.50%
Lease Rate
$22.20 /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%
$550,700
Cap Rate 7%
$393,357
Cap Rate 9%
$305,944
Alternative Uses
Best Use
Multifamily LT 5
$393.4K
$344.2K – $458.9K
NOI $27,535 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$364.4K
$318.9K – $425.2K
NOI $25,511 @ 7.0% cap · market cap 4.52%
Theoretical Best
Specialty Retail
$3.44M
$3.01M – $4.01M
NOI $240,469 @ 7.0% cap · market cap 42.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 03086, NH
3,982
Population
1,820
Households
2.2
Avg Household Size
44
Median Age
42%
College-Educated
95%
High-School Grad
28.1 sq mi
ZIP Area
142
Density / Sq Mi
$117,732
Median Household Income
$56,611
Median Earnings
$1,389
Median Rent
$369,900
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 matching units provide private outdoor space, separate utilities, full basements, and substantial built-in storage.
Where is this duplex located?
The property is located at 563 Forest Road Wilton, NH.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units within a 1,875‑square‑foot duplex; 4‑acre parcel at 563 Forest Road, Wilton, NH 03086; Post‑and‑beam construction with 1990 year built
