Three-Story Mixed-Use
For Sale
Contact for pricing
110-114 West Pearl Street, Nashua, NH 03060
Downtown property combines restaurant space with professional office suites.
Property Size9,570 SF
Price / SF$141.07
Days on Market8
Property Features for 110-114 West Pearl Street
General Information
Standard status
Active
Size
9,570 SF
Class
B
Elevators
Yes
Property subtype
Retail, Office, Mixed Use
Zoning
D1MU
Investment Type
Owner/User
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Office Units
4
Amenities
secure key-fob elevator access
updated offices
common areas
restrooms
fire safety and HVAC systems
individually metered utilities
Building Details
Year Built
1900
Year Renovated
1983
Buildings
1
Stories
3
Units
5
Tenancy
Multi
Listing Agency:
Keller Williams Gateway Realty
Listed By:
Brian Garvey · License #NH 070069
(603) 883-8400
Source:
Crexi
Added: Aug 26
Changed: Sep 1
Last Checked: Sep 1 at 10:44PM
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 Keller Williams Gateway Realty
Investment Insights
Based on property information with market context.
This 9,570-square-foot mixed-use building has three stories and was extensively renovated in 1983, with additional updates completed more recently. The ground floor contains restaurant space, while the second floor is arranged as a full-floor professional office suite. The third floor provides three separate suites, each containing three offices and flexible layouts. A key-fob-controlled elevator serves the building, and the property includes updated offices, common areas, restrooms, fire safety systems, and HVAC. Natural gas and electric utilities are individually metered by floor.
Positioned at the corner of Elm Street and West Pearl Street in downtown Nashua, the property is steps from Main Street, City Hall, Elm Street Parking Garage, and the Nashua Transit Center. Shops, restaurants, performing arts venues, and public services are accessible on foot. Recent fire and life safety work creates potential for future residential conversion, subject to applicable approvals.
Positioned at the corner of Elm Street and West Pearl Street in downtown Nashua, the property is steps from Main Street, City Hall, Elm Street Parking Garage, and the Nashua Transit Center. Shops, restaurants, performing arts venues, and public services are accessible on foot. Recent fire and life safety work creates potential for future residential conversion, subject to applicable approvals.
Key Highlights
- 9,570 SF, three‑story mixed‑use building at 110‑114 West Pearl Street
- Extensively renovated in 1983 with additional recent updates
- Ground‑floor restaurant space with established street‑level activity
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
$117,567
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
8.71%
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%
$2,351,340
$2.4M
Cap Rate 7%
$1,679,529
$1.7M
Cap Rate 9%
$1,306,300
$1.3M
Market Conditions
NOI Build-Up for 9,570 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
$206.7K $21.60/SF
− Vacancy
−$18.6K −$1.94/SF
EGI
$188.1K $19.66/SF
− OpEx
−$70.5K −$7.37/SF
NOI
$117.6K $12.29/SF
Area
Hillsborough County, NH
Vacancy
9.00%
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%
$2,351,340
Cap Rate 7%
$1,679,529
Cap Rate 9%
$1,306,300
Alternative Uses
Best Use
Specialty Retail
$17.53M
$15.34M – $20.46M
NOI $1,227,353 @ 7.0% cap · market cap 90.92%
Second Best
Office B
$2.40M
$2.10M – $2.80M
NOI $168,018 @ 7.0% cap · market cap 12.45%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,934
Businesses Nearby
Explore this area
Business Placement
Demographics for 03060, NH
31,251
Population
13,003
Households
2.4
Avg Household Size
37
Median Age
31%
College-Educated
88%
High-School Grad
6.6 sq mi
ZIP Area
4,735
Density / Sq Mi
$78,068
Median Household Income
$44,628
Median Earnings
$1,539
Median Rent
$338,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Downtown property combines restaurant space with professional office suites.
Where is this mixed-use property located?
The property is located at 110-114 West Pearl Street Nashua, NH.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 9,570 SF, three‑story mixed‑use building at 110‑114 West Pearl Street; Extensively renovated in 1983 with additional recent updates; Ground‑floor restaurant space with established street‑level activity
