11-Room Apartment
For Sale
$769,000
95 Hall Ave, Henniker, NH 03242
Fully occupied multifamily property with separately rented bedrooms and tenant-paid heat and electricity.
Property Size3,867 SF
Price / SF$198.86
Days on Market45
Property Features for 95 Hall Ave
General Information
Standard status
Active
Size
3,867 SF
Property subtype
Multi-Family
Occupancy
100%
Building Details
Year Built
1900
Listing Agency:
BHG Masiello Concord
Listed By:
Christina Dominguez Scott
(603) 848-3967
Source:
Langelange
Added: Jul 21
Changed: Aug 27
Last Checked: Sep 1 at 10:13PM
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 BHG Masiello Concord
Investment Insights
Based on property information with market context.
This 3,867-square-foot apartment building, constructed in 1900, contains 11 individually rented bedrooms, each producing separate rental income. The property is fully occupied and has undergone several updates, including a new heating system, interior and exterior painting, and additional interior improvements. Electric baseboard heat and an individual thermostat serve each bedroom, while tenants pay their own heat and electricity.
Two on-site parking areas support tenant parking. The property is located in Henniker with access to local amenities, New England College, Pats Peak Ski Area, and major commuter routes. Several tenants have extended stays, and lease renewals are ongoing.
Two on-site parking areas support tenant parking. The property is located in Henniker with access to local amenities, New England College, Pats Peak Ski Area, and major commuter routes. Several tenants have extended stays, and lease renewals are ongoing.
Key Highlights
- 11 individually rented bedrooms with separate rental income
- 3,867 SF apartment building built in 1900
- Fully occupied multifamily property
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
$51,185
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
6.66%
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%
$1,023,700
$1.0M
Cap Rate 7%
$731,214
$731.2K
Cap Rate 9%
$568,722
$568.7K
Market Conditions
NOI Build-Up for 3,867 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
$97.4K $25.20/SF
− Vacancy
−$4.4K −$1.13/SF
EGI
$93.1K $24.07/SF
− OpEx
−$41.9K −$10.83/SF
NOI
$51.2K $13.24/SF
Area
Merrimack County, NH
Vacancy
4.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,023,700
Cap Rate 7%
$731,214
Cap Rate 9%
$568,722
Alternative Uses
Best Use
Apartment 5plus
$731.2K
$639.8K – $853.1K
NOI $51,185 @ 7.0% cap · market cap 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$881.0K – $1.17M
NOI $70,482 @ 7.0% cap · market cap 9.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Explore this area
Business Placement
Demographics for 03242, NH
6,185
Population
2,359
Households
2.6
Avg Household Size
28
Median Age
42%
College-Educated
99%
High-School Grad
44.1 sq mi
ZIP Area
140
Density / Sq Mi
$87,344
Median Household Income
$35,662
Median Earnings
$1,073
Median Rent
$317,600
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?
Apartment building - Fully occupied multifamily property with separately rented bedrooms and tenant-paid heat and electricity.
Where is this apartment building located?
The property is located at 95 Hall Ave Henniker, NH.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: 11 individually rented bedrooms with separate rental income; 3,867 SF apartment building built in 1900; Fully occupied multifamily property
