General Office Zoned Office
For Sale
$574,900
108 Ponemah Rd, Amherst, NH 03031
General Office zoning, ample parking, and a detached barn with garage support a flexible office setup.
Property Size1,937 SF
Price / SF$296.80
Days on Market48
Property Features for 108 Ponemah Rd
General Information
Standard status
Active
Size
1,937 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1904
Listing Agency:
RE/MAX Innovative Properties
Listed By:
Timothy Morgan · License #69597
(603) 769-1571
Source:
Carolslocum
Added: Jul 28
Changed: Sep 8
Last Checked: Sep 13 at 12:20PM
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 RE/MAX Innovative Properties
Investment Insights
Based on property information with market context.
This turn-of-the-century office building was built in 1904 and is set up for general office use. The property offers ample parking and includes a detached barn with a garage, providing practical space for storage, staging, or operational needs.
Located on Route 122 in Amherst, NH, the building has strategic access to 101A. BikeScore is 38 (Somewhat Bikeable) and WalkScore is 33 (Car-Dependent), indicating the area is primarily oriented around vehicle access.
Zoned for General Office, the building is positioned for businesses seeking a traditional office structure with supportive outdoor and accessory space.
Located on Route 122 in Amherst, NH, the building has strategic access to 101A. BikeScore is 38 (Somewhat Bikeable) and WalkScore is 33 (Car-Dependent), indicating the area is primarily oriented around vehicle access.
Zoned for General Office, the building is positioned for businesses seeking a traditional office structure with supportive outdoor and accessory space.
Key Highlights
- Built in 1904
- Zoned for General Office
- Strategic access to 101A
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
$34,007
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
5.92%
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%
$680,140
$680.1K
Cap Rate 7%
$485,814
$485.8K
Cap Rate 9%
$377,856
$377.9K
Market Conditions
NOI Build-Up for 1,937 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
$52.3K $27.00/SF
− Vacancy
−$7.0K −$3.59/SF
EGI
$45.3K $23.41/SF
− OpEx
−$11.3K −$5.85/SF
NOI
$34.0K $17.56/SF
Area
Hillsborough County, NH
Vacancy
13.30%
Lease Rate
$27.00 /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%
$680,140
Cap Rate 7%
$485,814
Cap Rate 9%
$377,856
Alternative Uses
Best Use
Office B
$485.8K
$425.1K – $566.8K
NOI $34,007 @ 7.0% cap · market cap 5.92%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.55M
$3.11M – $4.14M
NOI $248,420 @ 7.0% cap · market cap 43.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Explore this area
Business Placement
Demographics for 03031, NH
11,763
Population
4,558
Households
2.6
Avg Household Size
45
Median Age
64%
College-Educated
99%
High-School Grad
33.9 sq mi
ZIP Area
347
Density / Sq Mi
$155,125
Median Household Income
$68,313
Median Earnings
$1,447
Median Rent
$491,400
Median Home Value
Check the figures for this property
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?
Office building - General Office zoning, ample parking, and a detached barn with garage support a flexible office setup.
Where is this office building located?
The property is located at 108 Ponemah Rd Amherst, NH.
What is the asking price?
The asking price for this property is $574,900.
What are key features of this property?
This property features: Built in 1904; Zoned for General Office; Strategic access to 101A
