Building Details

Year Built 1964

Listing Agency: Keller Williams Realty-Metropolitan m***@kw.com Show Phone

Listed By: Tess Crane-Stenslie Show Phone

Source: Harborlightrealty

Added: Aug 17 Changed: Aug 24 Last Checked: Aug 25 at 9:37AM

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Investment Insights

Based on property information with market context.

This duplex, built in 1964, sits on 5 acres and provides two distinct living units. Unit 1 includes a dine-in kitchen, three bedrooms, an updated full bathroom, a living room fireplace, and soundproofing between the units. Unit 2 offers high ceilings, exposed wood beams, an updated kitchen, and a dedicated foyer or mudroom area.

The property includes a large basement with a wood stove that may offer additional storage or finishing potential. A two-car garage and large driveway provide on-site parking. Outdoor features include an above-ground pool, landscaping, and perennial plantings. A roughed-in second driveway is also present, with subdivision potential subject to town approval. Located at 89 Prescott Rd in Brentwood, New Hampshire.

Key Highlights

• Two‑unit duplex on 5 acres at 89 Prescott Rd, Brentwood, NH 03833
• Unit 1 has 3 bedrooms, an updated full bath, dine‑in kitchen, and living room fireplace
• Unit 2 features high ceilings, exposed wood beams, updated kitchen, and foyer/mudroom

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

$32,867

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

4.53%

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%

$657,340 $657.3K

Cap Rate 7%

$469,529 $469.5K

Cap Rate 9%

$365,189 $365.2K

Market Conditions

NOI Build-Up for 1,951 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

$49.2K $25.20/SF

− Vacancy

−$2.2K −$1.13/SF

EGI

$47.0K $24.07/SF

− OpEx

−$14.1K −$7.22/SF

NOI

$32.9K $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%

$657,340

Cap Rate 7%

$469,529

Cap Rate 9%

$365,189

Alternative Uses

Best Use

Multifamily LT 5

$469.5K

$410.8K – $547.8K (±1% cap)

NOI $32,867 @ 7.0% cap · market cap 4.53%

Second Best

Apartment 5plus

$422.9K

$370.1K – $493.4K (±1% cap)

NOI $29,606 @ 7.0% cap · market cap 4.08%

Theoretical Best

Office A

$649.5K

$568.4K – $757.8K (±1% cap)

NOI $45,468 @ 7.0% cap · market cap 6.27%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Building Supply Auto Repair Shop Garden Center Computer & Electronic Repair Tech Support Center Pet Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

18

Businesses Nearby

Explore this area Business Placement

Demographics for 03833, NH

22,662

Population

9,789

Households

2.3

Avg Household Size

47

Median Age

54%

College-Educated

98%

High-School Grad

48.5 sq mi

ZIP Area

467

Density / Sq Mi

$110,566

Median Household Income

$59,220

Median Earnings

$1,632

Median Rent

$456,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two-unit property with separate living areas, a large basement, garage parking, and outdoor amenities.

Where is this duplex located?

The property is located at 89 Prescott Road Brentwood, NH.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: Two‑unit duplex on 5 acres at 89 Prescott Rd, Brentwood, NH 03833; Unit 1 has 3 bedrooms, an updated full bath, dine‑in kitchen, and living room fireplace; Unit 2 features high ceilings, exposed wood beams, updated kitchen, and foyer/mudroom