Flex Space
For Sale
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13 Delta Dr, Londonderry, NH 03053
Two-unit commercial condominium combining front office/showroom areas with open warehouse space and adaptable interior configurations.
Property Size7,209 SF
Price / SF$179.64
Days on Market215
Property Features for 13 Delta Dr
General Information
Standard status
Active
Size
7,209 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Drive-In Doors
1
Sprinkler System
Yes
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Year Built
2006
Buildings
1
Properties For Sale
at 13 Delta Dr Contact us- Size
- 7,209 SF
- Type
- INDUSTRIAL
- Lease Type
- NNN
- Availability
- PENDING
13 Delta Dr Units 9&10
Units 9&10 can be together or separate.
Located just south of Manchester–Boston...
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Listing Agency:
Sperry - Commercial Realty Associates
(603) 674-1617
Listed By:
Dave Tanguay · License ##077077
(603) 674-1617
Source:
Moodyscre
Added: Jan 28
Changed: Aug 30
Last Checked: Aug 30 at 10:39PM
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 Sperry - Commercial Realty Associates
Investment Insights
Based on property information with market context.
This 7,209-square-foot industrial condominium combines two connected units with customer-facing office and showroom areas at the front and open warehouse space behind. Unit 9 measures 3,570 SF, while Unit 10 measures 3,639 SF; each includes a mezzanine reached by stair or forklift. The layout supports storage, workspace, and a range of commercial or industrial uses.
The property can be separated into its original two-unit configuration, providing either individual 3,570 SF and 3,639 SF spaces or one combined facility. Built in 2006, the building has full wet sprinkler coverage, one 14' drive-in overhead door, and two ADA bathrooms. Its Londonderry address places it just south of Manchester–Boston Regional Airport, with access to I-93, Route 101, and other major highways.
The property can be separated into its original two-unit configuration, providing either individual 3,570 SF and 3,639 SF spaces or one combined facility. Built in 2006, the building has full wet sprinkler coverage, one 14' drive-in overhead door, and two ADA bathrooms. Its Londonderry address places it just south of Manchester–Boston Regional Airport, with access to I-93, Route 101, and other major highways.
Key Highlights
- Combined 7,209 SF condominium with office/showroom areas and open warehouse space
- Can be divided into Unit 9 at 3,570 SF and Unit 10 at 3,639 SF
- Mezzanines in both units are accessible by stair and forklift
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
$82,625
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
6.38%
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%
$1,652,500
$1.7M
Cap Rate 7%
$1,180,357
$1.2M
Cap Rate 9%
$918,056
$918.1K
Market Conditions
NOI Build-Up for 7,209 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
$136.7K $18.96/SF
− Vacancy
−$9.6K −$1.33/SF
EGI
$127.1K $17.63/SF
− OpEx
−$44.5K −$6.17/SF
NOI
$82.6K $11.46/SF
Area
Rockingham County, NH
Vacancy
7.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,652,500
Cap Rate 7%
$1,180,357
Cap Rate 9%
$918,056
Alternative Uses
Best Use
Office B
$1.77M
$1.55M – $2.06M
NOI $123,754 @ 7.0% cap · market cap 9.56%
Second Best
Flex RnD
$1.18M
$1.03M – $1.38M
NOI $82,625 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,005 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
2
Office units
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03053, NH
25,646
Population
9,751
Households
2.6
Avg Household Size
42
Median Age
49%
College-Educated
97%
High-School Grad
41.7 sq mi
ZIP Area
615
Density / Sq Mi
$132,241
Median Household Income
$60,812
Median Earnings
$1,837
Median Rent
$464,100
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?
Flex space - Two-unit commercial condominium combining front office/showroom areas with open warehouse space and adaptable interior configurations.
Where is this flex space located?
The property is located at 13 Delta Dr Londonderry, NH.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Combined 7,209 SF condominium with office/showroom areas and open warehouse space; Can be divided into Unit 9 at 3,570 SF and Unit 10 at 3,639 SF; Mezzanines in both units are accessible by stair and forklift
