Building Details

Building Size 6,492 SF

Year Built 1775

Tenancy Multi

Listing Agency: SVN | The Masiello Group z***@svn.com Show Phone

Listed By: Zeid Haddad · License #076289

Source: Commercialcafe

Added: Jul 26 Changed: Aug 14 Last Checked: Aug 18 at 7:38AM

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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 SVN | The Masiello Group

Investment Insights

Based on property information with market context.

This historic mixed-use property includes a residential unit and a separate commercial unit within the same building. The residence, originally built in 1775, has five bedrooms and has undergone many renovations and upgrades in recent years; it is currently leased for $3,400 per month. The commercial portion offers approximately 3,900 square feet across two floors, with hardwood flooring, one bathroom, and a flexible layout. The first floor features a spacious open area with a wood-finished interior and a restroom, while the second floor includes two offices, a reception area, and a large storage/workspace area. Recent interior and exterior improvements support both usability and presentation.

The property is located right on Lafayette Road, with convenient access to I-95 linking to Hampton, Portsmouth, and nearby Massachusetts, supporting strong visitor flow for a retail or professional user. Parking is planned for development to provide ample commercial parking.

Key Highlights

• Mixed‑use building with over 6,000 SF total leasable space, including a leased residential unit plus a commercial unit
• Residential portion built in 1775 with 5 bedrooms; currently leased for $3,400/month
• Commercial space totals about 3,900 SF over two floors with hardwood flooring and a flexible layout

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

$65,920

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

8.09%

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%

$1,318,400 $1.3M

Cap Rate 7%

$941,714 $941.7K

Cap Rate 9%

$732,444 $732.4K

Market Conditions

NOI Build-Up for 3,840 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

$101.4K $26.40/SF

− Vacancy

−$13.5K −$3.51/SF

EGI

$87.9K $22.89/SF

− OpEx

−$22.0K −$5.72/SF

NOI

$65.9K $17.17/SF

Area

Rockingham County, NH

Vacancy

13.30%

Lease Rate

$26.40 /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%

$1,318,400

Cap Rate 7%

$941,714

Cap Rate 9%

$732,444

Alternative Uses

Best Use

Office B

$941.7K

$824.0K – $1.10M (±1% cap)

NOI $65,920 @ 7.0% cap · market cap 8.09%

Second Best

Retail

$775.5K

$678.6K – $904.8K (±1% cap)

NOI $54,287 @ 7.0% cap · market cap 6.66%

Theoretical Best

Office A

$1.28M

$1.12M – $1.49M (±1% cap)

NOI $89,491 @ 7.0% cap · market cap 10.98%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

TwinkleToes Dance Store

Suggested Use

Top Pick Parking Lot & Garage HVAC Service Electrical Service Plumbing Service Garden Center Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

215

Businesses Nearby

Explore this area Business Placement

Demographics for 03844, NH

2,428

Population

931

Households

2.6

Avg Household Size

48

Median Age

53%

College-Educated

99%

High-School Grad

12.4 sq mi

ZIP Area

196

Density / Sq Mi

$155,787

Median Household Income

$58,040

Median Earnings

$1,724

Median Rent

$664,900

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this live-work space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Live-work space - Two-floor commercial space with hardwood floors and flexible layout, paired with a leased historic residence for added income.

Where is this live-work space located?

The property is located at 80 Lafayette Rd Hampton Falls, NH.

What is the asking price?

The asking price for this property is $815,000.

What are key features of this property?

This property features: Mixed‑use building with over 6,000 SF total leasable space, including a leased residential unit plus a commercial unit; Residential portion built in 1775 with 5 bedrooms; currently leased for $3,400/month; Commercial space totals about 3,900 SF over two floors with hardwood flooring and a flexible layout