Zoned Commercial Redevelopment
For Sale
$298,900
266 Route 125, Brentwood, NH 03833
LAND - Brentwood, NH
Property Size1,144 SF
Lot Size0.69 Acres
Price / SF$261.28
Days on Market149
Property Features for 266 Route 125
General Information
Property type
Land
Property subtype
Other
Zoning
C/I
Lot features
Open
Directions
Along 125 in Brentwood, NH
Standard status
Active
Lot size
0.69 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
5257
Utilities
Utilities
Cable Available
Water source
Private
Listing Agency:
The Aland Realty Group
(603) 501-0463
Listed By:
Mike Giannone
(207) 251-4762
Added: Mar 13
Changed: Jun 26
Last Checked: Aug 8 at 9:06PM
MLS# 5079291
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.
Investment Insights
Based on property information with market context.
This 0.689-acre commercial parcel in Brentwood includes a 1,144 square foot building constructed in 1940, with the property being sold as-is, where-is in its current condition. The offering also includes ZBA approvals for a new, expanded restaurant concept, giving the owner the right to address items such as buffers, setbacks, and building location. The property has prominent signage and ample parking, but it will require further renovation or redevelopment to support a new operating plan.
The site is positioned for strong traffic exposure, with the public remarks citing more than 17,000 vehicles passing daily. It is located minutes from the Epping town line and Brickyard Square Retail Shops, and the remarks indicate easy access to Route 101, along with seamless connections to I-95 and I-93. The property is in a C/I zoning district.
Zoning allows a range of uses beyond restaurants, including healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, contractor bays, and convenience stores, among others. With ZBA approvals in place for a restaurant expansion, the property can be attractive for operators seeking a restaurant-driven redevelopment path or buyers looking for a flexible commercial site within the C/I district.
The site is positioned for strong traffic exposure, with the public remarks citing more than 17,000 vehicles passing daily. It is located minutes from the Epping town line and Brickyard Square Retail Shops, and the remarks indicate easy access to Route 101, along with seamless connections to I-95 and I-93. The property is in a C/I zoning district.
Zoning allows a range of uses beyond restaurants, including healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, contractor bays, and convenience stores, among others. With ZBA approvals in place for a restaurant expansion, the property can be attractive for operators seeking a restaurant-driven redevelopment path or buyers looking for a flexible commercial site within the C/I district.
Key Highlights
- 0.689‑acre commercial parcel with a 1,144 sq. ft. building (built in 1940)
- ZBA approvals for a new, expanded restaurant concept; zoning allows for restaurants, healthcare, banks, offices, and more
- Zoning approval includes rights to impact buffers, setbacks, and building location (not a site plan approval for a specific use)
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
$21,761
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
7.28%
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%
$435,220
$435.2K
Cap Rate 7%
$310,871
$310.9K
Cap Rate 9%
$241,789
$241.8K
Market Conditions
NOI Build-Up for 1,144 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
$29.8K $26.04/SF
− Vacancy
−$775 −$0.68/SF
EGI
$29.0K $25.36/SF
− OpEx
−$7.3K −$6.34/SF
NOI
$21.8K $19.02/SF
Area
Rockingham County, NH
Vacancy
2.60%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
25.00%
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%
$435,220
Cap Rate 7%
$310,871
Cap Rate 9%
$241,789
Alternative Uses
Best Use
Specialty Retail
$310.9K
$272.0K – $362.7K
NOI $21,761 @ 7.0% cap · market cap 7.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$380.9K
$333.3K – $444.4K
NOI $26,661 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercially zoned parcel with a dated restaurant building, ZBA approvals for an expanded concept, and high-traffic exposure.
Where is this conventional restaurant located?
The property is located at 266 Route 125 Brentwood, NH.
What is the asking price?
The asking price for this property is $298,900.
What are key features of this property?
This property features: 0.689‑acre commercial parcel with a 1,144 sq. ft. building (built in 1940); ZBA approvals for a new, expanded restaurant concept; zoning allows for restaurants, healthcare, banks, offices, and more; Zoning approval includes rights to impact buffers, setbacks, and building location (not a site plan approval for a specific use)
