Three-Level Office
For Sale
$579,900
110 Ponemah Rd, Amherst, NH 03031
Separate entrances support flexible occupancy for one business, multiple tenants, or a combination of users.
Property Size2,758 SF
Price / SF$210.26
Days on Market14
Property Features for 110 Ponemah Rd
General Information
Standard status
Active
Size
2,758 SF
Total Parking Spaces
20
Additional Details
Road Access
Yes
Amenities
side deck
rear brick patio
spacious lawn area
Building Details
Year Built
1982
Buildings
1
Stories
3
Listing Agency:
Sargent Family Properties LLC
(603) 867-4104
Listed By:
Michael Sargent Sr
Source:
Reyeshometeam
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 25 at 5:22AM
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 Sargent Family Properties LLC
Investment Insights
Based on property information with market context.
This office building offers three distinct levels, each with a private entrance, creating a configuration that can accommodate one business, multiple occupants, or a hybrid arrangement. The property was most recently used as a salon and includes a heating and cooling system approximately six years old. The roof was replaced two years ago.
Located on Ponemah Road, also known as Route 122, the building sits just off Route 101A in Amherst. On-site parking includes 20 dedicated spaces. Outdoor features include a side deck, rear brick patio, and lawn area, providing additional usable areas around the workplace.
Located on Ponemah Road, also known as Route 122, the building sits just off Route 101A in Amherst. On-site parking includes 20 dedicated spaces. Outdoor features include a side deck, rear brick patio, and lawn area, providing additional usable areas around the workplace.
Key Highlights
- Three distinct levels, each with its own private entrance
- Heating and cooling system approximately six years old
- Roof replaced two years ago
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
$48,422
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
8.35%
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%
$968,440
$968.4K
Cap Rate 7%
$691,743
$691.7K
Cap Rate 9%
$538,022
$538.0K
Market Conditions
NOI Build-Up for 2,758 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
$74.5K $27.00/SF
− Vacancy
−$9.9K −$3.59/SF
EGI
$64.6K $23.41/SF
− OpEx
−$16.1K −$5.85/SF
NOI
$48.4K $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%
$968,440
Cap Rate 7%
$691,743
Cap Rate 9%
$538,022
Alternative Uses
Best Use
Office B
$691.7K
$605.3K – $807.0K
NOI $48,422 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.05M
$4.42M – $5.90M
NOI $353,714 @ 7.0% cap · market cap 61.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Separate entrances support flexible occupancy for one business, multiple tenants, or a combination of users.
Where is this office building located?
The property is located at 110 Ponemah Rd Amherst, NH.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: Three distinct levels, each with its own private entrance; Heating and cooling system approximately six years old; Roof replaced two years ago
