Historic Three-Story Office
New
For Sale
$750,000
121 Bay St, Manchester, NH 03101
Corner-lot property with paved parking and adaptable space for professional office use or residential redevelopment.
Property Size3,946 SF
Lot Size0.29 Acres
Price / SF$190.07
Days on Market3
Property Features for 121 Bay St
General Information
Standard status
Active
Size
3,946 SF
Lot size
0.29 Acres
Property subtype
Commercial
Additional Details
Highway Access
Yes
Amenities
hardwood floors
stained glass windows
multiple fireplaces
iconic corner turret
ornate architectural details
Building Details
Building Size
3,946 SF
Year Built
1910
Buildings
1
Stories
3
Listing Agency:
Colliers International
Listed By:
Cassie C Farley
(603) 703-5617
Source:
Elliman
Added: Sep 11
Last Checked: Sep 13 at 6:40AM
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 Colliers International
Investment Insights
Based on property information with market context.
Built in 1910, this three-story office property contains 3,946± SF on a 0.29±-acre corner lot. Paved on-site parking supports the building, while original details include hardwood floors, stained-glass windows, multiple fireplaces, an enclosed corner turret, and additional ornate architectural features. The property is positioned for professional office use and is also identified for potential residential redevelopment.
Located at 121 Bay St in Manchester’s North End, the building is near downtown, restaurants, cafés, retail, and professional services. Regional travel is supported by access to I-293, I-93, and Route 101. Walk Score is 98 and Bike Score is 54.
Located at 121 Bay St in Manchester’s North End, the building is near downtown, restaurants, cafés, retail, and professional services. Regional travel is supported by access to I-293, I-93, and Route 101. Walk Score is 98 and Bike Score is 54.
Key Highlights
- 3,946± SF, three‑story building constructed in 1910
- 0.29±-acre corner lot with abundant paved on‑site parking
- Hardwood floors, stained‑glass windows, fireplaces, and ornate architectural details
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
$32,457
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
4.33%
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%
$649,140
$649.1K
Cap Rate 7%
$463,671
$463.7K
Cap Rate 9%
$360,633
$360.6K
Market Conditions
NOI Build-Up for 3,946 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
$48.3K $12.24/SF
− Vacancy
−$5.0K −$1.27/SF
EGI
$43.3K $10.97/SF
− OpEx
−$10.8K −$2.74/SF
NOI
$32.5K $8.23/SF
Area
Manchester, NH
Vacancy
10.40%
Lease Rate
$12.24 /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%
$649,140
Cap Rate 7%
$463,671
Cap Rate 9%
$360,633
Alternative Uses
Best Use
Office B
$463.7K
$405.7K – $541.0K
NOI $32,457 @ 7.0% cap · market cap 4.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$969.0K
$847.9K – $1.13M
NOI $67,832 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,254
Businesses Nearby
Explore this area
Business Placement
Demographics for 03101, NH
3,885
Population
2,247
Households
1.7
Avg Household Size
35
Median Age
49%
College-Educated
92%
High-School Grad
0.8 sq mi
ZIP Area
4,856
Density / Sq Mi
$80,483
Median Household Income
$56,974
Median Earnings
$1,587
Median Rent
$418,400
Median Home Value
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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 - Corner-lot property with paved parking and adaptable space for professional office use or residential redevelopment.
Where is this office building located?
The property is located at 121 Bay St Manchester, NH.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 3,946± SF, three‑story building constructed in 1910; 0.29±-acre corner lot with abundant paved on‑site parking; Hardwood floors, stained‑glass windows, fireplaces, and ornate architectural details
