Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Renovated Office Suites Above Retail Title is generated by Realmo AI

    10 Vaughan, Portsmouth, NH 03801

    View on Map
    Claim this Listing
    For Lease
    Contact for pricing

    COMMERCIAL - Portsmouth, NH

    Property size:
    1,302 SF
    Added:
    Oct 20, 2025
    Days on Market:
    229
    Last Refresh:
    Jun 5 at 1:06 am

    Property Features for 10 Vaughan

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    CD5
    Standard status
    Active

    Utilities

    Water source
    Public

    Building Details

    Year built
    1971

    We can help!

    Listing Contact
    Scott Forte

    Listing agent Scott Forte

    Listing office Century 21 North East 2 Manor Parkway Unit #6, Danvers, NH

    Listing date Oct 20, 2025

    MLS# 5066575

    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

    • Three recently renovated office suites in a 1971 building located directly above The Friendly Toast and La Maison Navarre
    • Suite sizes range from 817 SF to 1,302 SF, each with high ceilings and abundant natural light
    • Flexible layouts across the suites can support a variety of professional uses, with spaces that can be combined
    • Lease or purchase: one suite has a private kitchen and restroom; another includes a kitchenette
    • Third suite offers a clean, open layout ready for customization

    Overview

    This offering features three recently renovated, move-in-ready office suites located directly above street-level retail. Each suite is designed with high ceilings and abundant natural light, and the layouts are flexible to support a range of professional uses. Suites can also be combined for larger requirements. Several units include additional convenience features: one suite offers a private kitchen and restroom, another includes a kitchenette, and a third presents a clean, open layout that can be adapted to a tenant’s workflow.

    The property is situated at 10 Vaughan in downtown Portsmouth, positioned above The Friendly Toast and La Maison Navarre. As a downtown address, it supports walk-in and short-trip access for both clients and staff. The spaces are within a CD5 zoning district.

    For tenants or buyers seeking an established office presence with turn-key interiors, these suites provide a practical mix of character and functionality. The variety of kitchenette and restroom configurations can help different teams right-size their space, while the ability to combine suites supports scalable occupancy as needs change. Available for lease, and also offered for purchase as noted in the remarks, the property is well-suited to boutique office users and owner-occupants looking for flexible, recently renovated space.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Portsmouth
    County
    Strafford
    State
    New Hampshire
    Longitude
    -70.760048
    Latitude
    43.076278

    Nearby Similar for Lease

    • $10 SF/Yr
      3,921 SF

      Portsmouth Office Space For Lease

      Versatile office space in Portsmouth, accessible from city or bypass.
      500 Maplewood Ave Unit A, Portsmouth, NH 03801
      View Details
    • $3,700/Mo
      1,300 SF

      Second-Floor Office Suite

      Historic downtown office suite with private restroom and shared patio access, available immediately.
      96 Penhallow Street, Portsmouth, NH 03801
      View Details
    • $3,700/Mo
      1,300 SF

      Second-Floor Office Suite

      Historic downtown office with a private restroom, shared patio access, and exterior signage rights.
      96-98 Penhallow St, Portsmouth, NH 03801
      View Details
    • $15 SF/Yr
      8,644 SF

      Downtown Portsmouth Office Suites Available

      Office suites for lease in downtown Portsmouth, NH.
      501 Islington St Suite 3, Portsmouth, NH 03801
      View Details
    • $22 SF/Yr
      10,660 SF

      Retail Spaces in Hannaford-Anchored Plaza

      Retail and office spaces available in Portsmouth's West End.
      800 Islington St Units 10A & 10B, Portsmouth, NH 03801
      View Details
    • $19 SF/Yr
      2,300 SF

      West End Office Space Available

      Second-floor office space in Portsmouth's West End.
      801 Islington St Unit 33, Portsmouth, NH 03801
      View Details
    • Sponsored
      $129-$8,276/Mo
      11-1,292 SF

      Portsmouth

      170 Commerce Way, Unit 200, Portsmouth, NH 03801
      View Details
    • $14,500/Mo
      7,000 SF

      Retail Space on Route 1

      7,000 SF retail space in high-visibility Portsmouth location.
      2299 Lafayette Rd, Portsmouth, NH 03801
      View Details
    • $17 SF/Yr
      5,381 SF

      Retail and Office Building

      Two-floor retail and office layout with ample parking and convenient highway access for a wide range of users.
      72 Mirona Rd, Portsmouth, NH 03801
      View Details
    • $2,500/Mo
      856 SF

      Turnkey Florist Retail Space

      Fully built-out florist retail space with greenhouses in Portsmouth.
      1000 Woodbury Ave, Portsmouth, NH 03801
      View Details
    • $15 SF/Yr
      4,994 SF

      Industrial/Flex Space For Lease

      4,994± SF industrial/flex space near Route 1.
      270 West Rd 3, Portsmouth, NH 03801
      View Details
    • $6,750/Mo
      2,242 SF

      Highly Visible Retail/Office Suite

      First-floor retail or office space with an added basement area, located just off Market Square for strong visibility.
      21 Daniel Street, Portsmouth, NH 03801
      View Details

    FAQs

    What type of property is this?
    Office units - Three recently renovated office suites above active street-level tenants, with flexible layouts and potential to combine spaces.
    Where is this office units located?
    The property is located at 10 Vaughan Portsmouth, NH.
    What are key features of this property?
    This property features: Three recently renovated office suites in a 1971 building located directly above The Friendly Toast and La Maison Navarre; Suite sizes range from 817 SF to 1,302 SF, each with high ceilings and abundant natural light; Flexible layouts across the suites can support a variety of professional uses, with spaces that can be combined
    (617) 293-5235
    We can help!
    Listing Contact
    Scott Forte
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    10 Vaughan, Portsmouth, NH 03801
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!