Waterfront Apartment
New
For Sale
$1,200,000
96 Church Street, Laconia, NH 03246
City-approved for 14 units with lake access, period character, and paved on-site parking.
Property Size5,719 SF
Lot Size0.37 Acres
Price / SF$209.83
Days on Market4
Property Features for 96 Church Street
General Information
Standard status
Active
Size
5,719 SF
Lot size
0.37 Acres
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Amenities
dock
waterfront patio
fire pit
treehouse
cupola
crow's nest
camera system
paved parking
Building Details
Year Built
1884
Buildings
1
Stories
3
Construction
Victorian
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Meredith
Listed By:
Shannon Casey · License #072839
(603) 630-3343
Source:
Buyvtrealestate
Added: Aug 30
Changed: Sep 1
Last Checked: Sep 1 at 7:02PM
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 KW Coastal and Lakes & Mountains Realty/Meredith
Investment Insights
Based on property information with market context.
Built in 1884, this three-story Victorian apartment building contains 5,719 finished square feet, 19 rooms, 13 bedrooms, and 5 full baths plus a half bath. The property is configured in a congregate-style layout, is city-approved for 14 units, and currently operates as a rooming house. Interior features include ornate woodwork, stained glass, traditional millwork, a mansard roof, and water views through much of the residence.
The 0.37-acre corner parcel has direct frontage on Lake Opechee, with a dock, waterfront patio, fire pit, and paddle-out access. A cupola and crow’s nest provide elevated views, while the grounds include a treehouse. Recent mechanical updates include dual gas heating systems, new radiators installed four months ago, and domestic hot water equipment approximately six months old. City water, city sewer, circuit breakers, and a camera system are in place. Approximately 3,300 square feet of paved parking serves the building, with downtown Laconia within walking distance.
The 0.37-acre corner parcel has direct frontage on Lake Opechee, with a dock, waterfront patio, fire pit, and paddle-out access. A cupola and crow’s nest provide elevated views, while the grounds include a treehouse. Recent mechanical updates include dual gas heating systems, new radiators installed four months ago, and domestic hot water equipment approximately six months old. City water, city sewer, circuit breakers, and a camera system are in place. Approximately 3,300 square feet of paved parking serves the building, with downtown Laconia within walking distance.
Key Highlights
- 5,719 finished square feet across three stories with 19 rooms, 13 bedrooms, and 5 full baths plus a half
- City‑approved for 14 units; currently operating as a rooming house
- 0.37‑acre corner lot with direct water frontage on Lake Opechee
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
$76,729
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
6.39%
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%
$1,534,580
$1.5M
Cap Rate 7%
$1,096,129
$1.1M
Cap Rate 9%
$852,544
$852.5K
Market Conditions
NOI Build-Up for 5,719 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
$144.1K $25.20/SF
− Vacancy
−$4.6K −$0.81/SF
EGI
$139.5K $24.39/SF
− OpEx
−$62.8K −$10.98/SF
NOI
$76.7K $13.42/SF
Area
Belknap County, NH
Vacancy
3.20%
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%
$1,534,580
Cap Rate 7%
$1,096,129
Cap Rate 9%
$852,544
Alternative Uses
Best Use
Apartment 5plus
$1.10M
$959.1K – $1.28M
NOI $76,729 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,201 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,297
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
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 - City-approved for 14 units with lake access, period character, and paved on-site parking.
Where is this apartment building located?
The property is located at 96 Church Street Laconia, NH.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5,719 finished square feet across three stories with 19 rooms, 13 bedrooms, and 5 full baths plus a half; City‑approved for 14 units; currently operating as a rooming house; 0.37‑acre corner lot with direct water frontage on Lake Opechee
