Standalone Office Building Near Route
For Sale
$399,000
290 East Side Rd 3, Conway, NH 03818
Multi-level office building with private beach access on Saco River.
Property Size1,732 SF
Days on Market121
Property Features for 290 East Side Rd 3
General Information
Standard status
Active
Size
1,732 SF
Property subtype
Commercial
Building Details
Building Size
1,732 SF
Year Built
1987
Units
5
Listing Agency:
Black Bear Realty
(603) 383-8080
Listed By:
Stefan Karnopp
(603) 383-8080
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 21 at 10:49AM
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 Black Bear Realty
Investment Insights
Based on property information with market context.
This standalone commercial office building is located just off Route 16 and features prominent signage. The multi-level layout offers flexible office space across two floors. A separate exterior entrance and staircase to the second level adds to its versatility. The building includes multiple private offices and a kitchenette, making it suitable for a range of professional uses. The property has been used for a tax, payroll, and investment business for decades. The building has been meticulously maintained and thoughtfully updated. Modern climate control ensures year-round comfort, and a standby generator provides power during outages. Public water and sewer are available. Ownership includes access to a shared private beach and water entry on the Saco River. The bike score is 33, indicating it is somewhat bikeable. The walk score is 40, indicating car-dependent.
Key Highlights
- Standalone commercial building with prominent signage and exceptional visibility off Route 16
- Meticulously maintained and in turnkey condition with thoughtful updates
- Flexible multi‑level layout with multiple private offices and a kitchenette
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
$23,850
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
5.98%
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%
$477,000
$477.0K
Cap Rate 7%
$340,714
$340.7K
Cap Rate 9%
$265,000
$265.0K
Market Conditions
NOI Build-Up for 1,732 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
$37.4K $21.60/SF
− Vacancy
−$5.6K −$3.24/SF
EGI
$31.8K $18.36/SF
− OpEx
−$7.9K −$4.59/SF
NOI
$23.8K $13.77/SF
Area
Carroll County, NH
Vacancy
15.00%
Lease Rate
$21.60 /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%
$477,000
Cap Rate 7%
$340,714
Cap Rate 9%
$265,000
Alternative Uses
Best Use
Office B
$340.7K
$298.1K – $397.5K
NOI $23,850 @ 7.0% cap · market cap 5.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$432.5K
$378.4K – $504.6K
NOI $30,273 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Explore this area
Business Placement
Demographics for 03818, NH
3,478
Population
2,174
Households
1.6
Avg Household Size
49
Median Age
43%
College-Educated
95%
High-School Grad
84.5 sq mi
ZIP Area
41
Density / Sq Mi
$73,346
Median Household Income
$38,714
Median Earnings
$941
Median Rent
$284,200
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 - Multi-level office building with private beach access on Saco River.
Where is this office building located?
The property is located at 290 East Side Rd 3 Conway, NH.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Standalone commercial building with prominent signage and exceptional visibility off Route 16; Meticulously maintained and in turnkey condition with thoughtful updates; Flexible multi‑level layout with multiple private offices and a kitchenette
