Top-Floor Medical Office
For Sale
$850,000
51 WEBB Place, Dover, NH 03820
Commercial Sale, Dover, NH
Property Size2,367 SF
Price / SF$359.10
Days on Market17
Property Features for 51 WEBB Place
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-Commercial
Accessibility
Accessible Approach with Ramp
Subdivision
Royal Commons
Directions
From Central Ave in Dover, turn onto Webb Place, which is in between Chase Bank & Eastern Bank. Turn left at the stop sign and 51 Webb Place (Royal Commons) will be on your right. Unit is top floor - Suite 310
Standard status
Active
Size
1 SF
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9423
Utilities
Cooling system
Central Air
Water source
Public
Building Details
Year built
2004
Listing Agency:
Duston Leddy Real Estate
(603) 610-8285
Listed By:
Peter Montesanto · License #291411
(603) 661-8127
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 17 at 1:06PM
MLS# 5107749
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 2,367+/- square-foot top-floor medical office condominium was designed and constructed for professional use. The layout includes perimeter offices with natural light, a reception and waiting area, a spacious rehab and exercise area, full kitchen, and dedicated IT room. Central air, public water, and an accessible approach with ramp support the suite’s functionality, while elevator access serves the top-floor location. Built in 2004, the property is zoned C-Commercial.
The office is positioned near Route 16 and Wentworth-Douglass Hospital, providing access for patients and staff. Other suites in the building are occupied by medical and professional users, creating an established office setting. The property also includes on-site parking and a professional office environment suitable for medical, healthcare, or general professional use.
The office is positioned near Route 16 and Wentworth-Douglass Hospital, providing access for patients and staff. Other suites in the building are occupied by medical and professional users, creating an established office setting. The property also includes on-site parking and a professional office environment suitable for medical, healthcare, or general professional use.
Key Highlights
- 2,367+/- SF top‑floor medical office condominium
- Perimeter offices with abundant natural light
- Rehab/exercise area, reception and waiting areas, full kitchen, and dedicated IT room
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
$32,322
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
3.80%
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%
$646,440
$646.4K
Cap Rate 7%
$461,743
$461.7K
Cap Rate 9%
$359,133
$359.1K
Market Conditions
NOI Build-Up for 2,367 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
$49.7K $21.00/SF
− Vacancy
−$6.6K −$2.79/SF
EGI
$43.1K $18.21/SF
− OpEx
−$10.8K −$4.55/SF
NOI
$32.3K $13.66/SF
Area
Strafford County, NH
Vacancy
13.30%
Lease Rate
$21.00 /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%
$646,440
Cap Rate 7%
$461,743
Cap Rate 9%
$359,133
Alternative Uses
Best Use
Office B
$461.7K
$404.0K – $538.7K
NOI $32,322 @ 7.0% cap · market cap 3.80%
Second Best
Healthcare Medical
$457.6K
$400.4K – $533.9K
NOI $32,031 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$633.2K
$554.1K – $738.8K
NOI $44,327 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 03820, NH
32,800
Population
15,460
Households
2.1
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
27.3 sq mi
ZIP Area
1,201
Density / Sq Mi
$92,793
Median Household Income
$53,890
Median Earnings
$1,540
Median Rent
$397,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Professionally built suite with perimeter offices, rehab space, kitchen, IT room, elevator access, and on-site parking.
Where is this medical office space located?
The property is located at 51 WEBB Place Dover, NH.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,367+/- SF top‑floor medical office condominium; Perimeter offices with abundant natural light; Rehab/exercise area, reception and waiting areas, full kitchen, and dedicated IT room
