Mixed-Use Retail and
For Sale
$700,000
123 Union Square, Milford, NH 03055
First-floor restaurant space with a commercial kitchen and an upstairs fully renovated 3-bedroom apartment.
Property Size2,714 SF
Price / SF$257.92
Days on Market220
Property Features for 123 Union Square
General Information
Standard status
Active
Size
2,714 SF
Property subtype
Commercial
Occupancy
100%
Financials
Cap Rate
8%
Business Included
Yes
Additional Details
Multifamily Units
1
Building Details
Year Built
1900
Stories
2
Tenancy
Multi
Listing Agency:
Keller Williams Realty-Metropolitan
Listed By:
Tom Bolduc
(603) 673-7314
Source:
Proctorandgreene
Added: Jan 24
Changed: Aug 31
Last Checked: Aug 31 at 7:52PM
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 Realty-Metropolitan
Investment Insights
Based on property information with market context.
This mixed-use storefront includes commercial space on the first level and a residential unit on the second level. The first floor is currently operated as a food service business/restaurant and is equipped with a commercial stove and hand wash sinks, among other kitchen components. The second level offers a 3-bedroom apartment that is described as fully renovated and currently rented.
Public remarks note river views and plenty of foot traffic associated with the storefront setting. The commercial space is presently occupied by an ice cream shop tenant.
For sale as a combined property, the listing notes positive cash flow and a projected CAP rate of 8%.
Public remarks note river views and plenty of foot traffic associated with the storefront setting. The commercial space is presently occupied by an ice cream shop tenant.
For sale as a combined property, the listing notes positive cash flow and a projected CAP rate of 8%.
Key Highlights
- First‑floor commercial restaurant/storefront with a commercial stove and hand wash sinks
- Upstairs 3‑bedroom apartment provides additional rental income
- Apartment upstairs is fully renovated and currently has a tenant
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
$36,926
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
5.28%
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%
$738,520
$738.5K
Cap Rate 7%
$527,514
$527.5K
Cap Rate 9%
$410,289
$410.3K
Market Conditions
NOI Build-Up for 2,714 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
$70.7K $26.04/SF
− Vacancy
−$3.5K −$1.30/SF
EGI
$67.1K $24.74/SF
− OpEx
−$30.2K −$11.13/SF
NOI
$36.9K $13.61/SF
Area
Hillsborough County, NH
Vacancy
5.00%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$738,520
Cap Rate 7%
$527,514
Cap Rate 9%
$410,289
Alternative Uses
Best Use
Specialty Retail
$4.97M
$4.35M – $5.80M
NOI $348,071 @ 7.0% cap · market cap 49.72%
Second Best
Apartment 5plus
$527.5K
$461.6K – $615.4K
NOI $36,926 @ 7.0% cap · market cap 5.28%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
613
Businesses Nearby
28k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 50%
Shops & Services 46%
Electronics 3%
County Stores Inc
Home Improvements & Furnishings
14,250 visits/mo
0.4 miles
Cumberland Farms
Shops & Services
8,636 visits/mo
0.2 miles
TD Bank
Shops & Services
3,558 visits/mo
0.1 miles
Verizon
Electronics
973 visits/mo
0.1 miles
Napa Auto Parts
Shops & Services
462 visits/mo
0.3 miles
Demographics for 03055, NH
16,120
Population
6,692
Households
2.4
Avg Household Size
41
Median Age
34%
College-Educated
96%
High-School Grad
25.4 sq mi
ZIP Area
635
Density / Sq Mi
$94,514
Median Household Income
$52,979
Median Earnings
$1,569
Median Rent
$363,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - First-floor restaurant space with a commercial kitchen and an upstairs fully renovated 3-bedroom apartment.
Where is this mixed-use property located?
The property is located at 123 Union Square Milford, NH.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: First‑floor commercial restaurant/storefront with a commercial stove and hand wash sinks; Upstairs 3‑bedroom apartment provides additional rental income; Apartment upstairs is fully renovated and currently has a tenant
