Single-Story Restaurant
For Sale
$459,900
6 East Side Dr, Alton, NH 03810
Equipped hospitality property with dining, bar, commercial kitchen, outdoor seating, and access near Lake Winnipesaukee.
Property Size2,368 SF
Price / SF$194.21
Days on Market9
Property Features for 6 East Side Dr
General Information
Standard status
Active
Size
2,368 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Restaurant
Seating Capacity
80
Patio
Yes
Equipment Included
Yes
Building Details
Year Built
1930
Buildings
1
Stories
1
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Wolfeboro
(866) 525-3946
Listed By:
Adam Dow · License #056660
Source:
Nhlegacygroup
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 29 at 9:02AM
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 KW Coastal and Lakes & Mountains Realty/Wolfeboro
Investment Insights
Based on property information with market context.
Positioned at the corner of Route 11 and East Side Drive, this 2,368-square-foot commercial building is configured for restaurant use. The single-story property was built in 1930 and includes a dining room, lounge and bar area, commercial kitchen, walk-in cooler, and restaurant equipment. An 80-seat layout supports established food-service operations, while the building is being offered without the operating business.
Outdoor deck and patio seating provide additional areas for dining, gatherings, or events, with views toward Alton Bay and Lake Winnipesaukee. The property is located in Alton Bay, a lakeside community with boating and year-round visitor activity. Its existing hospitality configuration also allows consideration of restaurant, café, pub, catering, or other concepts requiring commercial kitchen infrastructure.
Outdoor deck and patio seating provide additional areas for dining, gatherings, or events, with views toward Alton Bay and Lake Winnipesaukee. The property is located in Alton Bay, a lakeside community with boating and year-round visitor activity. Its existing hospitality configuration also allows consideration of restaurant, café, pub, catering, or other concepts requiring commercial kitchen infrastructure.
Key Highlights
- 2,368‑square‑foot commercial building constructed in 1930
- 80‑seat restaurant configuration with dining room, lounge, and bar area
- Commercial kitchen with walk‑in cooler and restaurant equipment included
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
$35,753
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
7.77%
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%
$715,060
$715.1K
Cap Rate 7%
$510,757
$510.8K
Cap Rate 9%
$397,256
$397.3K
Market Conditions
NOI Build-Up for 2,368 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
$51.1K $21.60/SF
− Vacancy
−$3.5K −$1.47/SF
EGI
$47.7K $20.13/SF
− OpEx
−$11.9K −$5.03/SF
NOI
$35.8K $15.10/SF
Area
Belknap County, NH
Vacancy
6.80%
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%
$715,060
Cap Rate 7%
$510,757
Cap Rate 9%
$397,256
Alternative Uses
Best Use
Specialty Retail
$510.8K
$446.9K – $595.9K
NOI $35,753 @ 7.0% cap · market cap 7.77%
Second Best
Industrial
$298.9K
$261.5K – $348.7K
NOI $20,923 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$563.1K
$492.7K – $657.0K
NOI $39,419 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03810, NH
2,246
Population
2,494
Households
0.9
Avg Household Size
54
Median Age
41%
College-Educated
98%
High-School Grad
23.6 sq mi
ZIP Area
95
Density / Sq Mi
$143,102
Median Household Income
$55,970
Median Earnings
$572,900
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 - Equipped hospitality property with dining, bar, commercial kitchen, outdoor seating, and access near Lake Winnipesaukee.
Where is this conventional restaurant located?
The property is located at 6 East Side Dr Alton, NH.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: 2,368‑square‑foot commercial building constructed in 1930; 80‑seat restaurant configuration with dining room, lounge, and bar area; Commercial kitchen with walk‑in cooler and restaurant equipment included
