Triplex with Large Barn and Office
For Sale
$799,000
79 High Street, Pittsfield, NH 03263
MULTI_FAMILY - Colonial - Pittsfield, NH
Property Size3,800 SF
Lot Size3.98 Acres
Price / SF$210.26
Days on Market168
Property Features for 79 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LIGHT
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 4, Bathroom 1, Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 3, Basement, Bedroom 1, Bedroom 6
Parking features
Paved or Surfaced, Driveway
Patio and Porch features
Porch, Deck
Exterior features
Barn, Deck, Garden Space, Natural Shade, Covered Porch
Appliances
Propane Water Heater
Lot features
Corner, Farm, Field/ Pasture, Level, Major Road Frontage, Open, Near School(s)
Elementary school
Pittsfield Elementary
Middle school
Pittsfield Middle School
High school
Pittsfield High School
Elementary school district
Pittsfield
Middle school district
Pittsfield
High school district
Pittsfield
Standard status
Active
Size
3,800 SF
Lot size
3.98 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13130
Utilities
Utilities
Propane
Heating system
Natural Gas, Propane (Heating)
Water source
Well
Building Details
Year built
1830
Floors in Building
3
Number of units
3
Flooring type
Vinyl, Carpet, Softwood, Laminate
Building materials
Post and Beam, Clapboard Exterior, Vinyl Siding
Roof type
Metal, Shingle
Architectural style
Colonial
Listing Agency:
EXIT Reward Realty
(603) 435-7800
Listed By:
Lyn Ward
(603) 435-7800
Added: Feb 23
Changed: Aug 2
Last Checked: Aug 10 at 6:06PM
MLS# 5077345
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 triplex-style property is currently configured as a spacious home with two attached rental units: one apartment unit and one professional office unit. The interior layout includes multiple bedrooms and bathrooms along with a basement. Built in 1830 in a Colonial architectural style, the home and associated structures have been maintained and updated over the past 25 years. The property features a propane water heater, heating with natural gas and propane, and well water service.
Exterior amenities include a barn, deck, covered porch, and garden space. The impressive barn offers over 3,000 square feet across two full floors, plus a loft and a full basement, supporting a wide range of storage and workspace uses such as retail, workshop, or light industrial activity. The lot is 3.98 acres and is described as level, high, and dry.
The land is zoned LIGHT with a grandfathered three-unit mixed-use status, and the parcel has been discussed as previously subdivided into three lots, with survey plans available. The current configuration and zoning provide flexibility for owner-occupancy, rentals, or business use.
Exterior amenities include a barn, deck, covered porch, and garden space. The impressive barn offers over 3,000 square feet across two full floors, plus a loft and a full basement, supporting a wide range of storage and workspace uses such as retail, workshop, or light industrial activity. The lot is 3.98 acres and is described as level, high, and dry.
The land is zoned LIGHT with a grandfathered three-unit mixed-use status, and the parcel has been discussed as previously subdivided into three lots, with survey plans available. The current configuration and zoning provide flexibility for owner-occupancy, rentals, or business use.
Key Highlights
- LIGHT zoning with grandfathered three‑unit mixed‑use status
- 3.98‑acre parcel described as level, high, and dry
- Two attached rental units: one apartment and one professional office
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
$54,583
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
6.83%
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%
$1,091,660
$1.1M
Cap Rate 7%
$779,757
$779.8K
Cap Rate 9%
$606,478
$606.5K
Market Conditions
NOI Build-Up for 3,800 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
$82.1K $21.60/SF
− Vacancy
−$4.1K −$1.08/SF
EGI
$78.0K $20.52/SF
− OpEx
−$23.4K −$6.16/SF
NOI
$54.6K $14.36/SF
Area
Merrimack County, NH
Vacancy
5.00%
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%
$1,091,660
Cap Rate 7%
$779,757
Cap Rate 9%
$606,478
Alternative Uses
Best Use
Multifamily LT 5
$779.8K
$682.3K – $909.7K
NOI $54,583 @ 7.0% cap · market cap 6.83%
Second Best
Office B
$758.9K
$664.1K – $885.4K
NOI $53,126 @ 7.0% cap · market cap 6.65%
Theoretical Best
Office A
$989.4K
$865.8K – $1.15M
NOI $69,261 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 03263, NH
4,094
Population
1,868
Households
2.2
Avg Household Size
41
Median Age
20%
College-Educated
91%
High-School Grad
24.5 sq mi
ZIP Area
167
Density / Sq Mi
$66,823
Median Household Income
$43,466
Median Earnings
$1,185
Median Rent
$270,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Light industrial/commercial-zoned triplex with two attached rental units and a large multi-level barn.
Where is this triplex located?
The property is located at 79 High Street Pittsfield, NH.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: LIGHT zoning with grandfathered three‑unit mixed‑use status; 3.98‑acre parcel described as level, high, and dry; Two attached rental units: one apartment and one professional office
