Newly Built Triplex for
For Sale
$2,200,000
84 86 88 Ryan Farm Road #1 2 3, Windham, NH 03087
Newly constructed, fully finished triplex delivered as three rent-ready units, approved for rental use only.
Property Size6,452 SF
Price / SF$340.98
Days on Market119
Property Features for 84 86 88 Ryan Farm Road #1 2 3
General Information
Standard status
Active
Size
6,452 SF
Property subtype
Multi Family
Zoning
RD
Building Details
Year Built
2026
Stories
2
Listing Agency:
Compass New England, LLC
(603) 438-8301
Listed By:
Alie Broom
Source:
Laerrealty
Added: Apr 28
Changed: Aug 23
Last Checked: Aug 24 at 3:17AM
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 Compass New England, LLC
Investment Insights
Based on property information with market context.
Newly constructed triplex offered as one complete package, delivered with three fully finished, rent-ready units. Each unit features open-concept main living areas, spacious kitchens with center-island seating, primary suites with private baths and walk-in closets, additional bedrooms, dedicated laundry, attached garages, and private patios. The design is intended for low-maintenance living, with energy-efficient systems and updated finishes as part of the new construction.
The property is located within a 55+ development in Windham. Rental use is approved by the Town of Windham, and the units must remain rentals. A stated 80/20 occupancy rule applies within the community.
Across all three units, the offering provides more than 6,400 square feet of total living area, with unit sizes described as approximately 1,900 to 2,265 square feet each.
The property is located within a 55+ development in Windham. Rental use is approved by the Town of Windham, and the units must remain rentals. A stated 80/20 occupancy rule applies within the community.
Across all three units, the offering provides more than 6,400 square feet of total living area, with unit sizes described as approximately 1,900 to 2,265 square feet each.
Key Highlights
- Newly constructed 55+ triplex (Year Built 2026) with 3 fully finished, rent‑ready units
- Total living area over 6,400 SF across all three units, with each unit approximately 1,900 to 2,265 SF
- Each unit features open‑concept living, spacious kitchen with center island seating, and dedicated laundry
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
$108,692
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
4.94%
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%
$2,173,840
$2.2M
Cap Rate 7%
$1,552,743
$1.6M
Cap Rate 9%
$1,207,689
$1.2M
Market Conditions
NOI Build-Up for 6,452 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
$162.6K $25.20/SF
− Vacancy
−$7.3K −$1.13/SF
EGI
$155.3K $24.07/SF
− OpEx
−$46.6K −$7.22/SF
NOI
$108.7K $16.85/SF
Area
Rockingham County, NH
Vacancy
4.50%
Lease Rate
$25.20 /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%
$2,173,840
Cap Rate 7%
$1,552,743
Cap Rate 9%
$1,207,689
Alternative Uses
Best Use
Multifamily LT 5
$1.55M
$1.36M – $1.81M
NOI $108,692 @ 7.0% cap · market cap 4.94%
Second Best
Apartment 5plus
$1.40M
$1.22M – $1.63M
NOI $97,907 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,364 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Explore this area
Business Placement
Demographics for 03087, NH
15,817
Population
5,753
Households
2.7
Avg Household Size
43
Median Age
66%
College-Educated
98%
High-School Grad
26.7 sq mi
ZIP Area
592
Density / Sq Mi
$189,450
Median Household Income
$92,070
Median Earnings
$3,226
Median Rent
$684,700
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?
Triplex - Newly constructed, fully finished triplex delivered as three rent-ready units, approved for rental use only.
Where is this triplex located?
The property is located at 84 86 88 Ryan Farm Road #1 2 3 Windham, NH.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Newly constructed 55+ triplex (Year Built 2026) with 3 fully finished, rent‑ready units; Total living area over 6,400 SF across all three units, with each unit approximately 1,900 to 2,265 SF; Each unit features open‑concept living, spacious kitchen with center island seating, and dedicated laundry
