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    Historic Bottling Works For Sale Title is generated by Realmo AI

    120 Exeter Road, Newfields, NH 03856

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    For Sale
    $1,500,000

    Commercial For Sale - Newfields, NH

    Property size:
    950 SF
    Lot size:
    2.50 Acres
    Price / SF:
    $1,578/SF
    Added:
    Mar 20, 2026
    Days on Market:
    57
    Last Refresh:
    May 15 at 4:06 pm

    Property Features for 120 Exeter Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Residential Agricultural
    Rooms
    Basement
    Basement Y/N
    1
    Standard status
    Active
    Size
    950 SF
    Lot size
    2.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    13412

    Utilities

    Heating system
    Baseboard, Ceiling, Hot Water (Heating), Oil, Propane (Heating)

    Building Details

    Year built
    1794
    Number of units
    4
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Nancy Kingston

    Listing agent Nancy Kingston

    Listing office KW Coastal and Lakes & Mountains Realty/Exeter 20 Water Street, Portsmouth, NH

    Listing date Mar 20, 2026

    MLS# 5080340 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

    • Turnkey Business Opportunity: Includes complete bottling facility, inventory, customer database, and proprietary soda recipes.
    • Historic Landmark: The iconic Conner Bottling Works, a piece of American beverage history dating back to 1863.
    • Property is run 100% by solar panels.
    • Versatile Buildings: Includes the original historic home, a modern 2‑story barn, attached 2‑bay garage with loading dock, and a heated 3‑bay garage.
    • Income Potential: Prepared slab for a 950 sq/ft ADU, suitable for rental income or on‑site living.
    • Prime Location: Situated on 2.5 acres near downtown and Route 101, in a community with access to boating, trails, and local amenities.

    Overview

    This property, known as the Historic Conner Bottling Works, presents a commercial opportunity. Situated on 2.5 acres near downtown and Route 101 in Newfields, New Hampshire, the site includes the original historic home with tin ceilings, a modern 2-story barn (47'x21'), a complete bottling facility, an attached 2-bay garage with 11-foot doors and loading dock, and a heated 3-bay garage. The bottling facility features a production room, labeling/shipping area, a second-story syrup room, and a large walk-in freezer. A prepared slab behind the shop is ready to support a 950 sq/ft ADU. The property is powered by solar panels. The sale includes all building contents, complete inventory and supplies, a full customer database, and proprietary soda recipes. The property is located in a residential zone with a grandfathered use. Newfields offers boat launch access, moorings, hundreds of acres of trails, and the Newfields Country Store.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $200.8K
    NOI $18,071 @ 9.00% cap · cautious / downside scenario
    Moderate
    $258.2K
    NOI $18,071 @ 7.00% cap · market / base-case scenario
    Aggressive
    $361.4K
    NOI $18,071 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $24.7k $26.04
    − Vacancy −$643 −$0.68
    EGI $24.1k $25.36
    − OpEx −$6.0k −$6.34
    NOI $18.1k $19.02
    950 SF · lease $26.04/SF/yr · vacancy 2.60% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $258.2K
    $225.9K – $301.2K (±1% cap)
    NOI $18,071 @ 7.0% cap · market cap 1.20%
    Second Best
    Industrial
    $83.9K
    $73.5K – $97.9K (±1% cap)
    NOI $5,876 @ 7.0% cap · market cap 0.39%
    Theoretical Best
    Office A
    $316.3K
    $276.8K – $369.0K (±1% cap)
    NOI $22,140 @ 7.0% cap · market cap 1.48%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conner Bottling Works Big Box & Wholesale Store Squamscot Old Fashioned ... Big Box & Wholesale Store

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Gym & Fitness Center Kitchen & Bath Showroom Storage Facility Garden Center Electrical Service Daycare Center Tech Support Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Newfields
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -70.94413
    Latitude
    43.029972

    Nearby Similar for Sale

    • $1,500,000
      950 SF

      Historic Bottling Works Opportunity

      Iconic New Hampshire landmark with a thriving business opportunity.
      120 Exeter Rd, Newfields, NH 03856
      View Details
    • Contact for pricing
      116,000 SF

      Industrial Asset with Rail Access

      116,000 SF warehouse/manufacturing space with below market rent.
      16 Swamscott Street, Newfields, NH 03856
      View Details

    FAQs

    What type of property is this?
    Specialty property - Iconic New Hampshire landmark with business opportunity on 2.5 acres.
    Where is this specialty property located?
    The property is located at 120 Exeter Road Newfields, NH.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Turnkey Business Opportunity: Includes complete bottling facility, inventory, customer database, and proprietary soda recipes.; Historic Landmark: The iconic Conner Bottling Works, a piece of American beverage history dating back to 1863.; Property is run 100% by solar panels.
    (603) 778-8990
    We can help!
    Listing Contact
    Nancy Kingston
    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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