Downtown Office Condominium
For Sale
$450,000
118 Maplewood Avenue Unit C-1, Portsmouth, NH 03801
Own a functional office condominium with private offices, a conference room, and dedicated on-site parking.
Property Size951 SF
Price / SF$473.19
Days on Market68
Property Features for 118 Maplewood Avenue Unit C-1
General Information
Standard status
Active
Size
951 SF
Class
A
Total Parking Spaces
2
Property subtype
Office Condominium
Additional Details
Office Units
1
Building Details
Building Size
951 SF
Year Built
1990
Listing Agency:
The Boulos Company
(603) 973-4256
Listed By:
Katherine Gemmecke · License #064644
(603) 973-4256
Source:
Boulos
Added: Jun 2
Changed: Aug 8
Last Checked: Jun 3 at 2:45AM
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 The Boulos Company
Investment Insights
Based on property information with market context.
118 Maplewood Avenue, Unit C-1 offers a rare opportunity to own a downtown Portsmouth office condominium in a well-maintained building. The suite totals 951± SF and is laid out for professional use, with three private offices plus a conference room that can be utilized as an additional private office. The space also includes a kitchenette, a storage area, and a private restroom, supporting everyday workflow without sacrificing practicality.
The property is positioned in downtown Portsmouth and benefits from dedicated, on-site parking for added convenience. The suite’s configuration and amenities make it straightforward for tenants and owners who value an efficient, self-contained office environment.
Unit C-1 should appeal to owner-users seeking a dedicated downtown presence with dedicated parking, as well as investors looking for a versatile office condominium in a stable, maintained building. With multiple private offices and flexible conference space, the layout can work for a range of professional service users that want both separation and common meeting functionality.
The property is positioned in downtown Portsmouth and benefits from dedicated, on-site parking for added convenience. The suite’s configuration and amenities make it straightforward for tenants and owners who value an efficient, self-contained office environment.
Unit C-1 should appeal to owner-users seeking a dedicated downtown presence with dedicated parking, as well as investors looking for a versatile office condominium in a stable, maintained building. With multiple private offices and flexible conference space, the layout can work for a range of professional service users that want both separation and common meeting functionality.
Key Highlights
- 951± SF office condominium in downtown Portsmouth in a building built in 1990
- Efficient layout with three private offices plus a conference room that can also serve as a fourth private office
- Includes kitchenette, storage area, and a private restroom
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
$12,986
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
2.89%
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%
$259,720
$259.7K
Cap Rate 7%
$185,514
$185.5K
Cap Rate 9%
$144,289
$144.3K
Market Conditions
NOI Build-Up for 951 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
$20.0K $21.00/SF
− Vacancy
−$2.7K −$2.79/SF
EGI
$17.3K $18.21/SF
− OpEx
−$4.3K −$4.55/SF
NOI
$13.0K $13.66/SF
Area
Strafford County, NH
Vacancy
13.30%
Lease Rate
$21.00 /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%
$259,720
Cap Rate 7%
$185,514
Cap Rate 9%
$144,289
Alternative Uses
Best Use
Office B
$185.5K
$162.3K – $216.4K
NOI $12,986 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$254.4K
$222.6K – $296.8K
NOI $17,810 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
2,561
Businesses Nearby
Explore this area
Business Placement
Demographics for 03801, NH
22,767
Population
11,448
Households
2
Avg Household Size
43
Median Age
63%
College-Educated
98%
High-School Grad
23.8 sq mi
ZIP Area
957
Density / Sq Mi
$106,520
Median Household Income
$65,984
Median Earnings
$1,783
Median Rent
$647,500
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 units - Own a functional office condominium with private offices, a conference room, and dedicated on-site parking.
Where is this office units located?
The property is located at 118 Maplewood Avenue Unit C-1 Portsmouth, NH.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 951± SF office condominium in downtown Portsmouth in a building built in 1990; Efficient layout with three private offices plus a conference room that can also serve as a fourth private office; Includes kitchenette, storage area, and a private restroom
