Four-Unit Mixed-Use
New
For Sale
$650,000
12 Pleasant Street, Goffstown, NH 03045
The building combines residential units with vacant commercial space and public water and sewer.
Property Size4,836 SF
Price / SF$134.41
Days on Market5
Property Features for 12 Pleasant Street
General Information
Standard status
Active
Size
4,836 SF
Property subtype
Commercial
Additional Details
Utilities to Site
Yes
Sprinkler System
Yes
Multifamily Units
2
Building Details
Year Built
1970
Buildings
1
Listing Agency:
Capital City Realty
Listed By:
Dave Bronson
Source:
Sugarbushrealestate
Added: Sep 2
Changed: Sep 5
Last Checked: Sep 5 at 7:59AM
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 Capital City Realty
Investment Insights
Based on property information with market context.
Built in 1970, this 4,836-square-foot mixed-use building contains four units: two residential units on the second floor and two currently vacant commercial units at street level. The commercial areas may be combined, while an unfinished rear portion of the second floor connects by stairs to the first-floor garage.
Previous town approval covered plans for an L-shaped addition at the left rear of the building that would approximately double the existing square footage. Another potential configuration would convert the first-floor commercial areas to residential use, subject to town approval. The property has public water and sewer, a full fire sprinkler system with recently inspected and upgraded components, and a fenced concrete dumpster pad at the rear of the parking lot. Buyers should verify permitted uses, expansion feasibility, and the status of prior approvals.
Previous town approval covered plans for an L-shaped addition at the left rear of the building that would approximately double the existing square footage. Another potential configuration would convert the first-floor commercial areas to residential use, subject to town approval. The property has public water and sewer, a full fire sprinkler system with recently inspected and upgraded components, and a fenced concrete dumpster pad at the rear of the parking lot. Buyers should verify permitted uses, expansion feasibility, and the status of prior approvals.
Key Highlights
- 4,836‑square‑foot mixed‑use building constructed in 1970
- Four units: two second‑floor residential units and two first‑floor commercial units
- First‑floor commercial units are currently vacant and may be combined
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
$59,410
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
9.14%
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%
$1,188,200
$1.2M
Cap Rate 7%
$848,714
$848.7K
Cap Rate 9%
$660,111
$660.1K
Market Conditions
NOI Build-Up for 4,836 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
$104.5K $21.60/SF
− Vacancy
−$9.4K −$1.94/SF
EGI
$95.1K $19.66/SF
− OpEx
−$35.6K −$7.37/SF
NOI
$59.4K $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%
$1,188,200
Cap Rate 7%
$848,714
Cap Rate 9%
$660,111
Alternative Uses
Best Use
Apartment 5plus
$940.0K
$822.5K – $1.10M
NOI $65,798 @ 7.0% cap · market cap 10.12%
Second Best
Mixed Use
$848.7K
$742.6K – $990.2K
NOI $59,410 @ 7.0% cap · market cap 9.14%
Theoretical Best
Specialty Retail
$8.86M
$7.75M – $10.34M
NOI $620,217 @ 7.0% cap · market cap 95.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 03045, NH
14,107
Population
5,521
Households
2.6
Avg Household Size
43
Median Age
39%
College-Educated
97%
High-School Grad
35.9 sq mi
ZIP Area
393
Density / Sq Mi
$114,965
Median Household Income
$57,876
Median Earnings
$1,590
Median Rent
$360,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines residential units with vacant commercial space and public water and sewer.
Where is this mixed-use property located?
The property is located at 12 Pleasant Street Goffstown, NH.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 4,836‑square‑foot mixed‑use building constructed in 1970; Four units: two second‑floor residential units and two first‑floor commercial units; First‑floor commercial units are currently vacant and may be combined
