Waterfront Side-by-Side
New
For Sale
$549,000
83-85 Glass Street, Pembroke, NH 03275
MULTI_FAMILY - Other - Pembroke, NH
Property Size2,460 SF
Lot Size0.18 Acres
Price / SF$223.17
Days on Market5
Property Features for 83-85 Glass Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
B-1A
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 3, Bathroom 2, Bathroom 4, Basement, Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 2, Bedroom 1
Patio and Porch features
Porch
Exterior features
Porch, Storage, Boat Launch
Lot features
View, In Town
High school
Pembroke Academy
Elementary school district
Pembroke
Middle school district
Pembroke
High school district
Pembroke
Directions
GPS to address location, park on street
Standard status
Active
Size
2,460 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8304
Utilities
Utilities
Cable Available
Heating system
Baseboard, Natural Gas
Water source
Public
Water front
1
Amenities
private basement
waterfront access
Building Details
Year built
1878
Floors in Building
2
Number of units
2
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Homefront Realty, LLC
(603) 931-3003
Listed By:
Scot Kinney
(603) 931-3003
Added: Aug 6
Changed: Aug 10
Last Checked: Aug 10 at 6:06PM
MLS# 5103675
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 side-by-side duplex contains 2,460 square feet on a 0.18-acre parcel, with each unit configured with 3 bedrooms and 2 full bathrooms. Both residences include a finished third-floor bonus room, a private basement, and an individual garage unit. The building dates to 1878 and features wood-frame construction, vinyl siding, a shingle roof, baseboard heating, and natural gas service.
The property sits directly along the Suncook River and provides access to a wide waterfront area, with a boat launch among the exterior features. Each unit has separately metered utilities except for natural gas, which is owner-paid. Public water serves the property, and a porch adds outdoor space to the residential configuration.
The property sits directly along the Suncook River and provides access to a wide waterfront area, with a boat launch among the exterior features. Each unit has separately metered utilities except for natural gas, which is owner-paid. Public water serves the property, and a porch adds outdoor space to the residential configuration.
Key Highlights
- Direct Suncook River waterfront with boat launch
- Side‑by‑side duplex totaling 2,460 square feet
- Each unit includes 3 bedrooms and 2 full bathrooms
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
Property Profile
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered units offer private basements, garage space, 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 Suncook River waterfront with boat launch; Side‑by‑side duplex totaling 2,460 square feet; Each unit includes 3 bedrooms and 2 full bathrooms
