Updated Duplex with Covered
New
For Sale
$459,900
66 Lyford Street, Laconia, NH 03246
Two separate residences offer options for owner occupancy, rental use, or multi-generational living.
Property Size2,393 SF
Price / SF$192.19
Days on Market5
Property Features for 66 Lyford Street
General Information
Standard status
Active
Size
2,393 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
covered porch
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Granite Group Realty Services
Listed By:
Margaret Duba
(603) 569-4488
Source:
Melansonrealestate
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 8:16AM
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 Granite Group Realty Services
Investment Insights
Based on property information with market context.
This 1920 duplex contains 2,393 square feet across two residential units. Improvements include a new roof, freshly painted exterior, newer kitchen, updated full bathroom, and updated flooring. A covered porch and level yard provide outdoor areas for the property.
The home is within walking distance of Opechee Town Beach and near downtown Laconia, shopping, schools, and restaurants. Natural gas, city water, city sewer, and municipal trash pickup serve the property.
The home is within walking distance of Opechee Town Beach and near downtown Laconia, shopping, schools, and restaurants. Natural gas, city water, city sewer, and municipal trash pickup serve the property.
Key Highlights
- Two‑unit duplex with 2,393 square feet
- Built in 1920
- New roof and freshly painted exterior
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
$34,916
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
7.59%
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%
$698,320
$698.3K
Cap Rate 7%
$498,800
$498.8K
Cap Rate 9%
$387,956
$388.0K
Market Conditions
NOI Build-Up for 2,393 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
$51.7K $21.60/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$49.9K $20.84/SF
− OpEx
−$15.0K −$6.25/SF
NOI
$34.9K $14.59/SF
Area
Belknap County, NH
Vacancy
3.50%
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%
$698,320
Cap Rate 7%
$498,800
Cap Rate 9%
$387,956
Alternative Uses
Best Use
Multifamily LT 5
$498.8K
$436.5K – $581.9K
NOI $34,916 @ 7.0% cap · market cap 7.59%
Second Best
Apartment 5plus
$458.7K
$401.3K – $535.1K
NOI $32,106 @ 7.0% cap · market cap 6.98%
Theoretical Best
Office A
$569.1K
$497.9K – $663.9K
NOI $39,835 @ 7.0% cap · market cap 8.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,294
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer options for owner occupancy, rental use, or multi-generational living.
Where is this duplex located?
The property is located at 66 Lyford Street Laconia, NH.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,393 square feet; Built in 1920; New roof and freshly painted exterior
