Waterfront Restaurant Site with Full
For Sale
$3,600,000
990 Lafayette Rd, Portsmouth, NH 03801
Owner-occupied restaurant with a full bar and seating for 214, positioned on a high-visibility US Rt 1 waterfront site.
Property Size10,795 SF
Lot Size2.80 Acres
Price / SF$201.12
Days on Market43
Property Features for 990 Lafayette Rd
General Information
Standard status
Active
Size
10,795 SF
Lot size
2.80 Acres
Property subtype
Mixed Use
Zoning
performance zone
Site & Location
Traffic Count
20,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Restaurant
Seating Capacity
214
Equipment Included
Yes
Additional Details
Furnished
Yes
Amenities
waterfront
expansive nature views
Building Details
Building Size
10,795 SF
Year Built
1965
Buildings
2
Tenancy
Multi
Listing Agency:
Equity Group Realtors
Listed By:
James Ward · License #4786
(603) 448-8000
Source:
Commercialcafe
Added: Jul 28
Changed: Sep 8
Last Checked: Sep 8 at 7:08AM
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 Equity Group Realtors
Investment Insights
Based on property information with market context.
Owner-occupied restaurant with a full bar and seating for 214, on a Portsmouth gateway waterfront setting with expansive nature views. The property comprises 2 lots of record totaling 2.8 acres and includes two buildings totaling 17,900 SF, with a 7,000 SF restaurant plus 9,900 SF across two commercial tenants on month-to-month terms.
The site fronts US Rt 1 with highly visible 391 feet of frontage and includes 2 curb cuts, with potential for a third curb cut via a side road with signal. The property is described as a redevelopment opportunity within the city’s new performance zone, with zoning allowing mixed use.
A redevelopment concept is projected for a build out of 50,000 SF, with waivers needed. The zone is described as allowing 50 to 60 ft height and 60% lot coverage, with incentives up to 36 units per acre via CUP. The location is approximately 2 miles to Pease Tradeport and is also positioned near outdoor amenities and retail and restaurants in the area.
The site fronts US Rt 1 with highly visible 391 feet of frontage and includes 2 curb cuts, with potential for a third curb cut via a side road with signal. The property is described as a redevelopment opportunity within the city’s new performance zone, with zoning allowing mixed use.
A redevelopment concept is projected for a build out of 50,000 SF, with waivers needed. The zone is described as allowing 50 to 60 ft height and 60% lot coverage, with incentives up to 36 units per acre via CUP. The location is approximately 2 miles to Pease Tradeport and is also positioned near outdoor amenities and retail and restaurants in the area.
Key Highlights
- 2 lots of record totaling 2.8 acres
- 391 feet of frontage on US Rt 1 with 2 curb cuts; possible 3rd on side road with signal
- 7,000 SF owner‑occupied restaurant with full bar
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
$278,961
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
7.75%
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%
$5,579,220
$5.6M
Cap Rate 7%
$3,985,157
$4.0M
Cap Rate 9%
$3,099,567
$3.1M
Market Conditions
NOI Build-Up for 17,900 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
$386.6K $21.60/SF
− Vacancy
−$14.7K −$0.82/SF
EGI
$371.9K $20.78/SF
− OpEx
−$93.0K −$5.19/SF
NOI
$279.0K $15.58/SF
Area
Strafford County, NH
Vacancy
3.80%
Lease Rate
$21.60 /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%
$5,579,220
Cap Rate 7%
$3,985,157
Cap Rate 9%
$3,099,567
Alternative Uses
Best Use
Specialty Retail
$3.99M
$3.49M – $4.65M
NOI $278,961 @ 7.0% cap · market cap 7.75%
Second Best
Retail
$3.10M
$2.71M – $3.62M
NOI $216,969 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$4.79M
$4.19M – $5.59M
NOI $335,217 @ 7.0% cap · market cap 9.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
626
Businesses Nearby
144k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 31%
Dining 30%
Groceries 25%
Home Improvements & Furnishings 8%
Market Basket
Groceries
35,728 visits/mo
0.3 miles
McDonald's
Dining
20,080 visits/mo
0.0 miles
Cumberland Farms
Shops & Services
18,600 visits/mo
0.4 miles
Dunkin' Donuts
Dining
11,065 visits/mo
0.2 miles
Harbor Freight Tools
Home Improvements & Furnishings
9,610 visits/mo
0.2 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Owner-occupied restaurant with a full bar and seating for 214, positioned on a high-visibility US Rt 1 waterfront site.
Where is this conventional restaurant located?
The property is located at 990 Lafayette Rd Portsmouth, NH.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: 2 lots of record totaling 2.8 acres; 391 feet of frontage on US Rt 1 with 2 curb cuts; possible 3rd on side road with signal; 7,000 SF owner‑occupied restaurant with full bar
