Former Bank Building with
For Sale
$595,000
769 NH Route 16, Bartlett, NH 03812
Bartlett, NH
Property Size2,353 SF
Lot Size1.10 Acres
Price / SF$252.87
Days on Market906
Property Features for 769 NH Route 16
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Lot size
1.10 Acres
Building Details
Year built
1977
Listing Agency:
Meredith, New Hampshire · Better Homes and Gardens Real Estate
(603) 298-8254
Listed By:
Kerry MacDougall
(603) 298-8254
Added: Feb 27, 2024
Changed: Aug 19
Last Checked: Aug 21 at 9:06AM
MLS# 4986203
Copyright © 2026 Better Homes and Gardens-The Masiello Group. 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.
Well-located former bank building offering 2,353 SF of flexible first-floor space with an open layout. The property includes a drive-thru window and a front ATM entrance, prominent signage, front and back entrances, and a front-area configuration that supports office use. The first level also includes office space, a bathroom, and a bank vault.
Set on a level 1.1-acre lot with ample paved on-site parking, the building is positioned next to the active junction of Route 302 and NH Route 16 for strong visibility. Entries are available from the front and back. The partially finished basement includes a kitchenette, a bathroom, and plenty of storage space.
The site is diagonally across from Dairy Queen and Irving Gas Station, next to El Reparo, and about 0.4 miles from Story Land amusement park and Living Shores Aquarium. With access to routes used by travelers heading toward Attitash, Black Mountain, Wildcat, Pinkham Notch, and Crawford Notch, the property has utility for multiple retail and service concepts.
Set on a level 1.1-acre lot with ample paved on-site parking, the building is positioned next to the active junction of Route 302 and NH Route 16 for strong visibility. Entries are available from the front and back. The partially finished basement includes a kitchenette, a bathroom, and plenty of storage space.
The site is diagonally across from Dairy Queen and Irving Gas Station, next to El Reparo, and about 0.4 miles from Story Land amusement park and Living Shores Aquarium. With access to routes used by travelers heading toward Attitash, Black Mountain, Wildcat, Pinkham Notch, and Crawford Notch, the property has utility for multiple retail and service concepts.
Key Highlights
- 2,353 SF former bank building with open first‑level floor plan
- Drive‑thru window plus front ATM entrance and prominent signage
- Level 1.1‑acre lot with ample paved on‑site parking
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
$29,860
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
5.02%
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%
$597,200
$597.2K
Cap Rate 7%
$426,571
$426.6K
Cap Rate 9%
$331,778
$331.8K
Market Conditions
NOI Build-Up for 2,353 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
$42.4K $18.00/SF
− Vacancy
−$2.5K −$1.08/SF
EGI
$39.8K $16.92/SF
− OpEx
−$10.0K −$4.23/SF
NOI
$29.9K $12.69/SF
Area
Carroll County, NH
Vacancy
6.00%
Lease Rate
$18.00 /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%
$597,200
Cap Rate 7%
$426,571
Cap Rate 9%
$331,778
Alternative Uses
Best Use
Specialty Retail
$426.6K
$373.3K – $497.7K
NOI $29,860 @ 7.0% cap · market cap 5.02%
Second Best
Retail
$339.5K
$297.1K – $396.1K
NOI $23,768 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$587.5K
$514.1K – $685.5K
NOI $41,127 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
12k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Groceries 44%
Circle K
Shops & Services
6,476 visits/mo
0.3 miles
New Hampshire Liquor & Wine Outlet
Groceries
5,029 visits/mo
0.2 miles
Demographics for 03812, NH
936
Population
1,563
Households
0.6
Avg Household Size
53
Median Age
48%
College-Educated
100%
High-School Grad
58.6 sq mi
ZIP Area
16
Density / Sq Mi
$37,750
Median Earnings
$345,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bank - Freestanding 1977-built former bank with drive-thru window, ATM entrance, prominent signage, and ample paved parking.
Where is this bank located?
The property is located at 769 NH Route 16 Bartlett, NH.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2,353 SF former bank building with open first‑level floor plan; Drive‑thru window plus front ATM entrance and prominent signage; Level 1.1‑acre lot with ample paved on‑site parking
