Duplex with In-Law
For Sale
$799,000
85 Amethyst Hill Road, Conway, NH 03860
Multi-Family, Conway, NH
Property Size3,324 SF
Lot Size2.01 Acres
Price / SF$240.37
Days on Market320
Property Features for 85 Amethyst Hill Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RA
Rooms
Basement
Lot features
Country Setting, Wooded
Standard status
Active
Size
3,324 SF
Lot size
2.01 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
9570
Utilities
Utilities
Propane
Heating system
Propane (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
2005
Floors in Building
2
Number of units
2
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
REAL Broker NH, LLC
(855) 450-0442
Listed By:
Bradley Roberts
(603) 674-5217
Added: Oct 20, 2025
Changed: Aug 20
Last Checked: Sep 4 at 2:06AM
MLS# 5066815
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 contemporary duplex at 85 Amethyst Hill Road includes 3324 square feet within a wood-frame structure built in 2005. The primary living area features an open-concept arrangement, vaulted ceilings, three bedrooms, and three full bathrooms, including a primary suite. A fully equipped apartment occupies the lower level and adds flexibility for guests, rental use, or multigenerational living.
The property encompasses 2.01 acres of wooded land in Conway, with shopping outlets, restaurants, and ski slopes located less than half a mile away. Public water serves the property, while propane heating, forced-air delivery, and central air provide the building systems. The property is zoned RA and includes a basement, shingle roof, and contemporary architectural design.
The property encompasses 2.01 acres of wooded land in Conway, with shopping outlets, restaurants, and ski slopes located less than half a mile away. Public water serves the property, while propane heating, forced-air delivery, and central air provide the building systems. The property is zoned RA and includes a basement, shingle roof, and contemporary architectural design.
Key Highlights
- 2.01 acres of wooded land in Conway, NH
- 3324 square feet in a wood‑frame property built in 2005
- Main level includes 3 bedrooms and 3 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
$38,664
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
4.84%
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%
$773,280
$773.3K
Cap Rate 7%
$552,343
$552.3K
Cap Rate 9%
$429,600
$429.6K
Market Conditions
NOI Build-Up for 3,324 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
$57.8K $17.40/SF
− Vacancy
−$2.6K −$0.78/SF
EGI
$55.2K $16.62/SF
− OpEx
−$16.6K −$4.99/SF
NOI
$38.7K $11.63/SF
Area
Carroll County, NH
Vacancy
4.50%
Lease Rate
$17.40 /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%
$773,280
Cap Rate 7%
$552,343
Cap Rate 9%
$429,600
Alternative Uses
Best Use
Multifamily LT 5
$552.3K
$483.3K – $644.4K
NOI $38,664 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$488.7K
$427.6K – $570.1K
NOI $34,207 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$830.0K
$726.2K – $968.3K
NOI $58,099 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 03860, NH
3,910
Population
3,169
Households
1.2
Avg Household Size
53
Median Age
40%
College-Educated
95%
High-School Grad
23.2 sq mi
ZIP Area
169
Density / Sq Mi
$81,771
Median Household Income
$45,915
Median Earnings
$1,094
Median Rent
$328,500
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 - Lower-level apartment supports guest, rental, or multigenerational use on a wooded residential parcel.
Where is this duplex located?
The property is located at 85 Amethyst Hill Road Conway, 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: 2.01 acres of wooded land in Conway, NH; 3324 square feet in a wood‑frame property built in 2005; Main level includes 3 bedrooms and 3 full bathrooms
