Waterfront Side-by-Side
New
For Sale
$549,000
83-85 Glass Street, Pembroke, NH 03275
Two spacious residences include private basements, individual garage units, and direct access to the Suncook River.
Property Size2,460 SF
Price / SF$223.17
Days on Market6
Property Features for 83-85 Glass Street
General Information
Standard status
Active
Size
2,460 SF
Total Parking Spaces
2
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
river access
Building Details
Year Built
1878
Listing Agency:
Homefront Realty,LLC
Listed By:
Scot Kinney
(603) 329-5903
Source:
Bigislandre
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 10 at 3:38AM
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 Homefront Realty,LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains two residences, each with 3 bedrooms, 2 full bathrooms, a finished third-floor bonus room, a private basement, and an individual garage unit. The bonus rooms can serve as storage or additional flexible space. The property was built in 1878 and includes separate heating systems for the units.
Set directly along the Suncook River at 83-85 Glass Street in Pembroke, New Hampshire, the property provides immediate waterfront access for kayaking, canoeing, fishing, paddleboarding, and recreation by the water. Utilities are separately metered for each unit, except natural gas, which is currently owner-paid. The configuration supports rental use, owner occupancy, or multigenerational living, subject to the applicable terms of the transaction.
Set directly along the Suncook River at 83-85 Glass Street in Pembroke, New Hampshire, the property provides immediate waterfront access for kayaking, canoeing, fishing, paddleboarding, and recreation by the water. Utilities are separately metered for each unit, except natural gas, which is currently owner-paid. The configuration supports rental use, owner occupancy, or multigenerational living, subject to the applicable terms of the transaction.
Key Highlights
- Direct waterfront access along the Suncook River
- Two units, each with 3 bedrooms and 2 full bathrooms
- Finished third‑floor bonus room in each unit
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
$35,335
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
6.44%
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%
$706,700
$706.7K
Cap Rate 7%
$504,786
$504.8K
Cap Rate 9%
$392,611
$392.6K
Market Conditions
NOI Build-Up for 2,460 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
$53.1K $21.60/SF
− Vacancy
−$2.7K −$1.08/SF
EGI
$50.5K $20.52/SF
− OpEx
−$15.1K −$6.16/SF
NOI
$35.3K $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%
$706,700
Cap Rate 7%
$504,786
Cap Rate 9%
$392,611
Alternative Uses
Best Use
Multifamily LT 5
$504.8K
$441.7K – $588.9K
NOI $35,335 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$465.2K
$407.0K – $542.7K
NOI $32,561 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$640.5K
$560.5K – $747.3K
NOI $44,837 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 03275, NH
11,946
Population
4,739
Households
2.5
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
43.0 sq mi
ZIP Area
278
Density / Sq Mi
$84,776
Median Household Income
$43,850
Median Earnings
$1,258
Median Rent
$309,400
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 spacious residences include private basements, individual garage units, and direct access to the Suncook River.
Where is this duplex located?
The property is located at 83-85 Glass Street Pembroke, NH.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Direct waterfront access along the Suncook River; Two units, each with 3 bedrooms and 2 full bathrooms; Finished third‑floor bonus room in each unit
