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    Duplex with In-Law Apartment Title is generated by Realmo AI

    85 Amethyst Hill Road, Conway, NH 03860

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    For Sale
    $799,000

    MULTI_FAMILY - Contemporary - Conway, NH

    Property size:
    3,324 SF
    Lot size:
    2.01 Acres
    Price / SF:
    $240/SF
    Added:
    Oct 20, 2025
    Days on Market:
    228
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 85 Amethyst Hill Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RA
    Rooms
    Basement
    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

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    Listing Contact
    Bradley Roberts

    Listing agent Bradley Roberts

    Listing office REAL Broker NH, LLC 170 Commerce Way, Portsmouth, NH

    Listing date Oct 20, 2025

    MLS# 5066815 Listing URL

    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.

    HighLights

    • Built in 2005 with wood frame construction and a contemporary architectural style.
    • Over 2 acres of wooded land, with shopping outlets, restaurants, and ski slopes less than 0.5 mile away.
    • Main level features an open‑concept layout with vaulted ceilings and abundant natural light.
    • 3 bedrooms and 3 full bathrooms on the main level, including a primary suite.
    • Lower level includes a fully equipped in‑law apartment for guests, rental income, or multi‑generational living.
    • Heating: propane forced air; cooling: central air; roof type: shingle; water source: public.

    Overview

    This contemporary duplex-style property is set on just over 2 acres of wooded land and features an open-concept main level designed for entertaining. The living space includes vaulted ceilings, abundant natural light, and views of the surrounding nature. On the main level, there are three bedrooms and three full bathrooms, including a primary suite.

    The lower level includes a fully equipped in-law apartment, which can support flexible living arrangements. The property is also described as being less than half a mile from shopping outlets, top-rated restaurants, and world-class ski slopes, with town conveniences nearby. Zoning is listed as RA.

    With its two-level layout and in-law apartment configuration, the property can fit buyers seeking multi-generational living or additional on-site housing. The combination of three-bedroom, three-bath main living and a separate, fully equipped lower-unit arrangement provides practical versatility for a primary home, vacation home use, or rental income scenario.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Conway
    County
    Carroll
    State
    New Hampshire
    Longitude
    -71.118212
    Latitude
    44.034792

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    FAQs

    What type of property is this?
    Duplex - A spacious two-level home on wooded acreage, offering a fully equipped in-law apartment and open-concept living.
    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: Built in 2005 with wood frame construction and a contemporary architectural style.; Over 2 acres of wooded land, with shopping outlets, restaurants, and ski slopes less than 0.5 mile away.; Main level features an open‑concept layout with vaulted ceilings and abundant natural light.
    (855) 450-0442
    We can help!
    Listing Contact
    Bradley Roberts
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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