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    Historic Bottling Works Opportunity Title is generated by Realmo AI

    120 Exeter Rd, Newfields, NH 03856

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    For Sale
    $1,500,000

    Iconic New Hampshire landmark with a thriving business opportunity.

    Type:Commercial
    Property size:
    950 SF
    Lot size:
    2.50 Acres
    Price / SF:
    $1,578/SF
    Added:
    Mar 26, 2026
    Days on Market:
    58
    Last Refresh:
    Mar 25 at 5:48 am

    Property Features for 120 Exeter Rd

    General Information

    Standard status
    Active
    Size
    950 SF
    Lot size
    2.50 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1794

    We can help!

    Listing Contact
    Nancy Kingston

    Listing agent Nancy Kingston

    Listing office keller williams coastal realty

    Listing date Mar 26, 2026

    Source Elliman

    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 coastal realty

    HighLights

    • Turnkey Business Opportunity: Includes complete bottling facility, inventory, customer database, and proprietary soda recipes for the historic Squamscot Beverages.
    • Historic Landmark: Own the iconic Conner Bottling Works, a New Hampshire landmark with a legacy dating back to 1863.
    • Grandfathered Residential Zoning: Allows for continued commercial use in a residential zone.
    • Property is run 100% by solar panels.
    • Multiple Income Streams: Includes a complete business, potential rental income from a prepared ADU slab, and versatile spaces for workshops or storage.
    • Versatile Buildings: Features a historic home, modern 2‑story barn, attached 2‑bay garage with loading dock, and a heated 3‑bay garage.

    Overview

    This property presents a once-in-a-lifetime opportunity to own the historic Conner Bottling Works, home of Squamscot Beverages, available for the first time since 1863. This turnkey property includes the original historic home with tin ceilings, a modern 2-story barn (47'x21') suitable for storage, workshops, or expansion, and a complete bottling facility featuring a production room, labeling/shipping area, a second-story syrup room, and a large walk-in freezer. Additional structures include an attached 2-bay garage with 11-foot doors, a loading dock, and spacious storage, as well as a heated 3-bay garage providing extra workspace with additional storage. The property is powered entirely by solar panels. The sale includes all building contents, complete inventory and supplies, a full customer database, and proprietary soda recipes. Situated on 2.5 acres near downtown and Route 101, the property also features a prepared slab behind the shop ready to support a 950 sq/ft ADU, suitable for rental income or on-site living. The property is located in Newfields, which offers boat launch access, moorings, hundreds of acres of trails, and the Newfields Country Store. This property is a residential zone with a grandfathered use, and it is suited for entrepreneurs looking to expand the Squamscot brand, craft beverage enthusiasts, or investors seeking a unique property with multiple income streams.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conner Bottling Works Big Box & Wholesale Store Squamscot Old Fashioned ... Big Box & Wholesale Store

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Gym & Fitness Center Kitchen & Bath Showroom Storage Facility Garden Center Electrical Service Daycare Center Tech Support Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Newfields
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -70.94413
    Latitude
    43.029972

    Nearby Similar for Sale

    • $1,500,000

      Historic Bottling Works For Sale

      Iconic New Hampshire landmark with business opportunity on 2.5 acres.
      120 Exeter Road, Newfields, NH 03856
      View Details
    • Contact for pricing
      116,000 SF

      Industrial Asset with Rail Access

      116,000 SF warehouse/manufacturing space with below market rent.
      16 Swamscott Street, Newfields, NH 03856
      View Details

    FAQs

    What type of property is this?
    Specialty property - Iconic New Hampshire landmark with a thriving business opportunity.
    Where is this specialty property located?
    The property is located at 120 Exeter Rd Newfields, NH.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Turnkey Business Opportunity: Includes complete bottling facility, inventory, customer database, and proprietary soda recipes for the historic Squamscot Beverages.; Historic Landmark: Own the iconic Conner Bottling Works, a New Hampshire landmark with a legacy dating back to 1863.; Grandfathered Residential Zoning: Allows for continued commercial use in a residential zone.
    (603) 778-8990
    We can help!
    Listing Contact
    Nancy Kingston
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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