Mixed-Use Downtown Building with
For Sale
$7,945,000
170 Main St, Nashua, NH 03060
Two contiguous downtown buildings offer retail, office suites, and studio apartments plus 27-space private parking.
Property Size53,000 SF
Price / SF$149.91
Days on Market43
Property Features for 170 Main St
General Information
Standard status
Active
Size
53,000 SF
Total Parking Spaces
27
Property subtype
Mixed-Use
Occupancy
98%
Units
Multifamily Units
28
Office Units
36
Additional Details
Cap Rate
7.4%
Traffic Count
15,000 vehicles/day
Amenities
Prime downtown location with excellent visibility and consistent foot traffic
Affluent community with AHHI >$127,000 within five miles of the property
Well diversified tenant mix delivers exceptional stability
Strong vehicular traffic counts with >15,000 VPD passing the property
Consistently appreciating cashflow through regular rent increases
Amenities uncommon in downtown Nashua like elevator access, onsite laundry and private parking enhance the property's appeal to residential tenants
Listing Agency:
Boston Office
(617) 896-7243
Listed By:
Adam Cohen · License #License(s): MA: 9551336
(617) 896-7243
Source:
Marcusmillichap
Added: Jun 28
Changed: Aug 8
Last Checked: Aug 9 at 4:25AM
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 Boston Office
Investment Insights
Based on property information with market context.
The offering presents two contiguous downtown buildings totaling approximately 53,000 square feet, with a mix of retail, office, and residential use. The property includes 5 street-level retail units, 36 office suites, and 28 studio apartments, supported by elevator access and on-site laundry facilities. A private parking lot with 27 spaces serves the buildings, adding a practical convenience rare for a dense downtown environment.
The buildings are located at 170-186 Main Street in the heart of downtown Nashua, New Hampshire. The location is positioned for strong street-level exposure, with the remarks citing over 15,000 vehicles passing daily. The tenant roster includes Tostao’s Tapas-Bar, Retro Rollo’s Collectibles, Fresh of Nashua, Vibe Yoga, and Pompanoosuc Mills, among others.
This configuration can support a buyer looking for a diversified, mixed-use income approach across retail, office, and residential components. The offering also notes under-market rent conditions in the office and residential areas, while the retail units are positioned to contribute ongoing income. With multiple unit types and shared building amenities, the property is designed to accommodate a range of tenant and operator needs within a single downtown investment.
The buildings are located at 170-186 Main Street in the heart of downtown Nashua, New Hampshire. The location is positioned for strong street-level exposure, with the remarks citing over 15,000 vehicles passing daily. The tenant roster includes Tostao’s Tapas-Bar, Retro Rollo’s Collectibles, Fresh of Nashua, Vibe Yoga, and Pompanoosuc Mills, among others.
This configuration can support a buyer looking for a diversified, mixed-use income approach across retail, office, and residential components. The offering also notes under-market rent conditions in the office and residential areas, while the retail units are positioned to contribute ongoing income. With multiple unit types and shared building amenities, the property is designed to accommodate a range of tenant and operator needs within a single downtown investment.
Key Highlights
- Two contiguous downtown buildings totaling approx. 53,000 SF with a mix of retail, office, and residential uses
- Tenant mix includes 5 street‑level retail units, 36 office suites, and 28 residential studio apartments
- Private parking lot with 27 spaces in downtown Nashua
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
$721,113
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
9.08%
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%
$14,422,260
$14.4M
Cap Rate 7%
$10,301,614
$10.3M
Cap Rate 9%
$8,012,367
$8.0M
Market Conditions
NOI Build-Up for 53,000 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
$1.38M $26.04/SF
− Vacancy
−$69.0K −$1.30/SF
EGI
$1.31M $24.74/SF
− OpEx
−$590.0K −$11.13/SF
NOI
$721.1K $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%
$14,422,260
Cap Rate 7%
$10,301,614
Cap Rate 9%
$8,012,367
Alternative Uses
Best Use
Office B
$13.29M
$11.63M – $15.51M
NOI $930,508 @ 7.0% cap · market cap 11.71%
Second Best
Retail
$10.59M
$9.27M – $12.35M
NOI $741,258 @ 7.0% cap · market cap 9.33%
Theoretical Best
Specialty Retail
$97.10M
$84.97M – $113.29M
NOI $6,797,250 @ 7.0% cap · market cap 85.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
36
Office units
28
Residential units
15,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
3,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 03060, NH
31,251
Population
13,003
Households
2.4
Avg Household Size
37
Median Age
31%
College-Educated
88%
High-School Grad
6.6 sq mi
ZIP Area
4,735
Density / Sq Mi
$78,068
Median Household Income
$44,628
Median Earnings
$1,539
Median Rent
$338,700
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?
Apartment building - Two contiguous downtown buildings offer retail, office suites, and studio apartments plus 27-space private parking.
Where is this apartment building located?
The property is located at 170 Main St Nashua, NH.
What is the asking price?
The asking price for this property is $7,945,000.
What are key features of this property?
This property features: Two contiguous downtown buildings totaling approx. 53,000 SF with a mix of retail, office, and residential uses; Tenant mix includes 5 street‑level retail units, 36 office suites, and 28 residential studio apartments; Private parking lot with 27 spaces in downtown Nashua
