Historic Restaurant and Gift
For Sale
Contact for pricing
128 N LOWELL RD, Windham, NH 03087
Operating food-service and retail business occupies a Victorian property with an attached barn and residential quarters.
Property Size6,226 SF
Lot Size0.94 Acres
Price / SF$297.14
Days on Market90
Property Features for 128 N LOWELL RD
General Information
Standard status
Active
Size
6,226 SF
Lot size
0.94 Acres
Property subtype
Retail, Hospitality, Business for Sale
Zoning
Residential/Commercial
Investment Type
Owner/User
Additional Details
Business Included
Yes
Building Details
Year Built
1886
Buildings
1
Stories
3
Units
25
Listing Agency:
First Street Business Brokers
Listed By:
Hank Beresin · License #NH 070176
Source:
Crexi
Added: Jun 3
Changed: Aug 31
Last Checked: Aug 31 at 1:18AM
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 First Street Business Brokers
Investment Insights
Based on property information with market context.
The offering combines an operating restaurant and gift shop with a well-maintained 1886 Victorian home and attached barn. Total building area is 6,226± SF, including 2,754± SF dedicated to restaurant and gift shop functions and 3,472± SF of residential living area. The residence contains 7 bedrooms and 2.5 bathrooms, while the property also provides 2 customer parking areas plus a residential/employee parking area. Zoning is Residential/Commercial.
The main property encompasses 0.91± acres, with an additional 0.03±-acre parcel located across the street. The site is adjacent to the Windham Rail Trail and positioned minutes from Route 93. The current owner occupies the residential portion, supporting potential owner occupancy or a conversion to an inn, B&B, or additional commercial or event use, subject to town approvals.
The main property encompasses 0.91± acres, with an additional 0.03±-acre parcel located across the street. The site is adjacent to the Windham Rail Trail and positioned minutes from Route 93. The current owner occupies the residential portion, supporting potential owner occupancy or a conversion to an inn, B&B, or additional commercial or event use, subject to town approvals.
Key Highlights
- Operating restaurant and gift shop with real estate included
- 6,226± SF total building area, including 2,754± SF restaurant and gift shop space
- 3,472± SF residential living area with 7 bedrooms and 2.5 bathrooms
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
$118,432
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
6.40%
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%
$2,368,640
$2.4M
Cap Rate 7%
$1,691,886
$1.7M
Cap Rate 9%
$1,315,911
$1.3M
Market Conditions
NOI Build-Up for 6,226 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
$162.1K $26.04/SF
− Vacancy
−$4.2K −$0.68/SF
EGI
$157.9K $25.36/SF
− OpEx
−$39.5K −$6.34/SF
NOI
$118.4K $19.02/SF
Area
Rockingham County, NH
Vacancy
2.60%
Lease Rate
$26.04 /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%
$2,368,640
Cap Rate 7%
$1,691,886
Cap Rate 9%
$1,315,911
Alternative Uses
Best Use
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,432 @ 7.0% cap · market cap 6.40%
Second Best
Retail
$1.26M
$1.10M – $1.47M
NOI $88,018 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$2.07M
$1.81M – $2.42M
NOI $145,097 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 03087, NH
15,817
Population
5,753
Households
2.7
Avg Household Size
43
Median Age
66%
College-Educated
98%
High-School Grad
26.7 sq mi
ZIP Area
592
Density / Sq Mi
$189,450
Median Household Income
$92,070
Median Earnings
$3,226
Median Rent
$684,700
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?
Conventional restaurant - Operating food-service and retail business occupies a Victorian property with an attached barn and residential quarters.
Where is this conventional restaurant located?
The property is located at 128 N LOWELL RD Windham, NH.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Operating restaurant and gift shop with real estate included; 6,226± SF total building area, including 2,754± SF restaurant and gift shop space; 3,472± SF residential living area with 7 bedrooms and 2.5 bathrooms
