Duplex with Conversion
For Sale
$899,000
72 Windham Road, Hudson, NH 03051
Two living units occupy the main house, while a separate outbuilding offers additional flexible space subject to approvals.
Property Size2,943 SF
Price / SF$305.47
Days on Market8
Property Features for 72 Windham Road
General Information
Standard status
Active
Size
2,943 SF
Property subtype
Multi-family
Building Details
Year Built
1967
Listing Agency:
Lamacchia Realty,Inc.
Listed By:
Marjorie McCue
(603) 866-2942
Source:
Profoundrealestate
Added: Sep 7
Changed: Sep 13
Last Checked: Sep 13 at 9:03AM
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 Lamacchia Realty,Inc.
Investment Insights
Based on property information with market context.
This 2,943-square-foot duplex property, built in 1967, places two separate living units within the main house. The larger unit includes three bedrooms, a primary suite, two second-level bonus rooms, a kitchen with granite counters and island cooktop, wood flooring, a fireplace, laundry, and dining and living areas. The second unit features an open kitchen and living arrangement, two bedrooms, laundry, storage, an updated bath, and walkout access.
A detached outbuilding contains three bedrooms, a kitchen with a large island, a loft, skylights, multiple windows, and a glass-enclosed walk-in shower. Conversion to an ADU or another flexible use may provide approx additional 1900sq ft, subject to buyer due diligence and all required municipal approvals and permitting. The 3.4-acre property also includes broad lawns, mature trees, a deck, a fenced section, an expansive paved driveway, and an attached two-car garage.
A detached outbuilding contains three bedrooms, a kitchen with a large island, a loft, skylights, multiple windows, and a glass-enclosed walk-in shower. Conversion to an ADU or another flexible use may provide approx additional 1900sq ft, subject to buyer due diligence and all required municipal approvals and permitting. The 3.4-acre property also includes broad lawns, mature trees, a deck, a fenced section, an expansive paved driveway, and an attached two-car garage.
Key Highlights
- Two distinct living units in the main house
- 3.4‑acre property with lawns, mature trees, deck, and fenced section
- Detached outbuilding with approx additional 1900sq ft of potential space
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
$43,219
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
4.81%
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%
$864,380
$864.4K
Cap Rate 7%
$617,414
$617.4K
Cap Rate 9%
$480,211
$480.2K
Market Conditions
NOI Build-Up for 2,943 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
$65.3K $22.20/SF
− Vacancy
−$3.6K −$1.22/SF
EGI
$61.7K $20.98/SF
− OpEx
−$18.5K −$6.29/SF
NOI
$43.2K $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%
$864,380
Cap Rate 7%
$617,414
Cap Rate 9%
$480,211
Alternative Uses
Best Use
Multifamily LT 5
$617.4K
$540.2K – $720.3K
NOI $43,219 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$572.0K
$500.5K – $667.4K
NOI $40,042 @ 7.0% cap · market cap 4.45%
Theoretical Best
Specialty Retail
$5.39M
$4.72M – $6.29M
NOI $377,440 @ 7.0% cap · market cap 41.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
117
Businesses Nearby
Explore this area
Business Placement
Demographics for 03051, NH
25,394
Population
10,080
Households
2.5
Avg Household Size
44
Median Age
35%
College-Educated
95%
High-School Grad
28.3 sq mi
ZIP Area
897
Density / Sq Mi
$124,973
Median Household Income
$60,768
Median Earnings
$1,615
Median Rent
$407,100
Median Home Value
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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 living units occupy the main house, while a separate outbuilding offers additional flexible space subject to approvals.
Where is this duplex located?
The property is located at 72 Windham Road Hudson, NH.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two distinct living units in the main house; 3.4‑acre property with lawns, mature trees, deck, and fenced section; Detached outbuilding with approx additional 1900sq ft of potential space
