Flex Property With Permitted
New
For Sale
$2,250,000
10 Lane Rd, Raymond, NH 03890
Two existing buildings support office and industrial operations, with town-approved construction planned for an additional warehouse.
Property Size11,692 SF
Price / SF$337.23
Days on Market2
Property Features for 10 Lane Rd
General Information
Standard status
Active
Size
11,692 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Building Size
11,692 SF
Year Built
1990
Buildings
2
Stories
2
Units
2
Listing Agency:
BHHS Verani Londonderry
(603) 930-3192
Listed By:
David Morin · License #040580
(603) 930-3192
Source:
Elliman
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 15 at 5:47AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BHHS Verani Londonderry
Investment Insights
Based on property information with market context.
This flex property includes two existing buildings: a 6,672-square-foot, two-story office building and a 5,000-square-foot industrial building. The industrial facility is currently leased to a national engineering firm. The property was built in 1990 and includes secured town permits for a future 24,000-square-foot warehouse building on the site.
Located at 10 Lane Rd in Raymond, New Hampshire, the property sits along the NH Route 101 corridor. The setting is car-dependent, with a Walk Score of 0 and a Bike Score of 25. The combination of existing office and industrial improvements with permitted additional warehouse construction provides a defined multi-building configuration.
Located at 10 Lane Rd in Raymond, New Hampshire, the property sits along the NH Route 101 corridor. The setting is car-dependent, with a Walk Score of 0 and a Bike Score of 25. The combination of existing office and industrial improvements with permitted additional warehouse construction provides a defined multi-building configuration.
Key Highlights
- 6,672 SF two‑story office building
- 5,000 SF industrial building leased to a national engineering firm
- Town permits secured for a 24,000 SF warehouse building
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
$114,536
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
5.09%
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%
$2,290,720
$2.3M
Cap Rate 7%
$1,636,229
$1.6M
Cap Rate 9%
$1,272,622
$1.3M
Market Conditions
NOI Build-Up for 6,672 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
$176.1K $26.40/SF
− Vacancy
−$23.4K −$3.51/SF
EGI
$152.7K $22.89/SF
− OpEx
−$38.2K −$5.72/SF
NOI
$114.5K $17.17/SF
Area
Rockingham County, NH
Vacancy
13.30%
Lease Rate
$26.40 /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%
$2,290,720
Cap Rate 7%
$1,636,229
Cap Rate 9%
$1,272,622
Alternative Uses
Best Use
Office B
$1.64M
$1.43M – $1.91M
NOI $114,536 @ 7.0% cap · market cap 5.09%
Second Best
Flex RnD
$1.09M
$955.9K – $1.27M
NOI $76,470 @ 7.0% cap · market cap 3.40%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,491 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03890, NH
177
Population
10
Households
17.7
Avg Household Size
51
Median Age
41%
College-Educated
100%
High-School Grad
1.6 sq mi
ZIP Area
111
Density / Sq Mi
$25,104
Median Earnings
Market
Vacancy Rate% for Office 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?
Flex space - Two existing buildings support office and industrial operations, with town-approved construction planned for an additional warehouse.
Where is this flex space located?
The property is located at 10 Lane Rd Raymond, NH.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 6,672 SF two‑story office building; 5,000 SF industrial building leased to a national engineering firm; Town permits secured for a 24,000 SF warehouse building
