Mixed-Use Property with
For Sale
$580,000
101 Ossipee Lake Road, Tamworth, NH 03886
Pet-care improvements and an approved apartment support business operations with on-site living potential.
Property Size2,140 SF
Lot Size2.19 Acres
Price / SF$271.03
Days on Market381
Property Features for 101 Ossipee Lake Road
General Information
Standard status
Active
Size
2,140 SF
Lot size
2.19 Acres
Property subtype
Commercial
Lease Term
[]
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Amenities
kennels
feline condos
chicken coop
yard
apartment
1st Floor Full Bathroom
1st Floor Hrd Surfce Flr
Paved Parking
Zero-Step Entry Ramp
1st Floor Laundry
Building Details
Year Built
2001
Construction
Cape-style
Listing Agency:
Costantino Real Estate LLC - Wolfeboro
(603) 733-8421
Listed By:
Matthew Costantino
(603) 600-8900
Source:
Portsiderealestategroup
Added: Aug 15, 2025
Changed: Aug 30
Last Checked: Aug 26 at 1:08PM
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 Costantino Real Estate LLC - Wolfeboro
Investment Insights
Based on property information with market context.
This mixed-use property occupies 2.19 level acres and includes a 2,140-square-foot Cape-style building constructed in 2001. The operating improvements include 15 dog kennels currently in use, 16 additional kennel units, three multi-level feline condos, grooming areas, a secure chicken coop, and yard space. Deed approval is in place for a one-bedroom apartment associated with the pet business.
Located at 101 Ossipee Lake Rd in Tamworth, the property sits along a well-traveled road with access to Rt. 41 and Rt. 16. The surrounding area includes other local businesses, supporting regional accessibility for the existing kennel and grooming operation. The configuration also accommodates pet-related uses such as training, as well as on-site occupancy connected to the business.
Located at 101 Ossipee Lake Rd in Tamworth, the property sits along a well-traveled road with access to Rt. 41 and Rt. 16. The surrounding area includes other local businesses, supporting regional accessibility for the existing kennel and grooming operation. The configuration also accommodates pet-related uses such as training, as well as on-site occupancy connected to the business.
Key Highlights
- 2.19 level acres with a 2,140‑square‑foot Cape‑style building
- 15 dog kennels currently in use plus 16 additional units
- 3 multi‑level feline condos and grooming facilities
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
$26,001
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
4.48%
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%
$520,020
$520.0K
Cap Rate 7%
$371,443
$371.4K
Cap Rate 9%
$288,900
$288.9K
Market Conditions
NOI Build-Up for 2,140 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
$46.2K $21.60/SF
− Vacancy
−$4.6K −$2.16/SF
EGI
$41.6K $19.44/SF
− OpEx
−$15.6K −$7.29/SF
NOI
$26.0K $12.15/SF
Area
Carroll County, NH
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$520,020
Cap Rate 7%
$371,443
Cap Rate 9%
$288,900
Alternative Uses
Best Use
Mixed Use
$371.4K
$325.0K – $433.4K
NOI $26,001 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$534.3K
$467.6K – $623.4K
NOI $37,404 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 03886, NH
1,977
Population
1,019
Households
1.9
Avg Household Size
50
Median Age
30%
College-Educated
98%
High-School Grad
34.4 sq mi
ZIP Area
57
Density / Sq Mi
$77,955
Median Household Income
$32,051
Median Earnings
$1,142
Median Rent
$360,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Pet-care improvements and an approved apartment support business operations with on-site living potential.
Where is this mixed-use property located?
The property is located at 101 Ossipee Lake Road Tamworth, NH.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 2.19 level acres with a 2,140‑square‑foot Cape‑style building; 15 dog kennels currently in use plus 16 additional units; 3 multi‑level feline condos and grooming facilities
