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    Mixed-Use Building with Residential Component Title is generated by Realmo AI

    180 Main Street, Kingston, NH 03848

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    Claim this Listing
    For Sale
    Under Contract
    $549,900

    Multi-Family - Kingston, NH

    Property size:
    2,624 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $209/SF
    Added:
    Apr 7, 2026
    Days on Market:
    46
    Last Refresh:
    May 22 at 4:06 pm

    Property Features for 180 Main Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    HD1AQ
    Bedrooms
    2
    Bathrooms
    2
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
    Parking
    2
    Parking features
    Garage, Paved or Surfaced
    Basement Y/N
    1
    Standard status
    Active Under Contract
    Size
    2,624 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    7341

    Utilities

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

    Building Details

    Year built
    1815
    Floors in Building
    2
    Number of units
    2
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Emil Uliano

    Listing agent Emil Uliano

    Listing office Great Island Realty LLC 40 Pleasant St., Portsmouth, NH

    Listing date Apr 7, 2026

    MLS# 5082384 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

    • Flexible live/work potential or investment opportunity with a residential component.
    • Ample on‑site parking with 9+ dedicated spaces and a detached two‑car garage.
    • Two separate units (commercial and residential) with separate heat and electric.
    • Immediate availability and opportunity to customize both units.
    • Supplemental income potential from the second‑floor residential unit.
    • Historic building (Year Built: 1815) with basement.

    Overview

    This mixed-use building in Kingston, New Hampshire, offers flexibility with a residential component, making it suitable for owner-occupants, investors, or those seeking potential live/work functionality, subject to municipal regulations and approvals. The first floor, configured for commercial use, was most recently occupied by an Animal & Allergy Dermatology Clinic. The property has ample on-site parking with 9+ dedicated spaces, along with a detached two-car garage providing additional storage, workspace, or utility. The second-floor residential unit offers potential for supplemental income or convenient owner occupancy. Both units are currently vacant, allowing for immediate availability and the opportunity to customize the space. Separate heat and electric services are in place for each unit. The property is located in the Historic and Aquifer protection district. The lot size is approximately 1 acre and the building size is 2,624 square feet. Prospective purchasers are encouraged to perform their own due diligence with the Town of Kingston to determine permitted uses under the applicable zoning ordinance, including review of the use table, required approvals, and any applicable municipal or regulatory requirements. No representations are made as to the suitability of the property for any specific use.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $500.5K
    NOI $45,045 @ 9.00% cap · cautious / downside scenario
    Moderate
    $643.5K
    NOI $45,045 @ 7.00% cap · market / base-case scenario
    Aggressive
    $900.9K
    NOI $45,045 @ 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 Office B

    Component $ $/SF
    Gross rent $69.3k $26.40
    − Vacancy −$9.2k −$3.51
    EGI $60.1k $22.89
    − OpEx −$15.0k −$5.72
    NOI $45.0k $17.17
    2,624 SF · lease $26.40/SF/yr · vacancy 13.30% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $643.5K
    $563.1K – $750.8K (±1% cap)
    NOI $45,045 @ 7.0% cap · market cap 8.19%
    Second Best
    Apartment 5plus
    $568.8K
    $497.7K – $663.6K (±1% cap)
    NOI $39,818 @ 7.0% cap · market cap 7.24%
    Theoretical Best
    Office A
    $873.6K
    $764.4K – $1.02M (±1% cap)
    NOI $61,152 @ 7.0% cap · market cap 11.12%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Swasey Gymnasium Gym & Fitness Center

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Kingston
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -71.0523746
    Latitude
    42.9404219

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    FAQs

    What type of property is this?
    Mixed-use property - Versatile property with commercial space and residential unit in Kingston.
    Where is this mixed-use property located?
    The property is located at 180 Main Street Kingston, NH.
    What is the asking price?
    The asking price for this property is $549,900.
    What are key features of this property?
    This property features: Flexible live/work potential or investment opportunity with a residential component.; Ample on‑site parking with 9+ dedicated spaces and a detached two‑car garage.; Two separate units (commercial and residential) with separate heat and electric.
    (603) 433-3350
    We can help!
    Listing Contact
    Emil Uliano
    Request Owner's contact information
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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.

    More about this property
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