Three-Level Mixed-Use
New
For Sale
$725,000
20-22 5th St, Dover, NH 03820
Flexible floor plan with off-street parking and updated building systems.
Property Size3,784 SF
Price / SF$191.60
Days on Market3
Property Features for 20-22 5th St
General Information
Standard status
Active
Size
3,784 SF
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker - Peggy Carter Team
Listed By:
Peggy Carter
(603) 396-2938
Source:
Lyvrealty
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 23 at 2:36AM
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 Coldwell Banker - Peggy Carter Team
Investment Insights
Based on property information with market context.
Built in 1900, this 3,784-square-foot mixed-use property spans three finished levels and includes four bathrooms, hardwood flooring, and a second-floor common kitchen. The layout is described as adaptable to duplex, three-unit, or office use, subject to verification of permitted uses with the City of Dover. The first floor has mini-split heating and cooling systems.
Recent work includes electrical, plumbing, fire-suppression, and roofing improvements. The property also offers off-street parking and sits near the beginning of Fifth Street in downtown Dover, with newly rebuilt sidewalks along the surrounding streets.
Recent work includes electrical, plumbing, fire-suppression, and roofing improvements. The property also offers off-street parking and sits near the beginning of Fifth Street in downtown Dover, with newly rebuilt sidewalks along the surrounding streets.
Key Highlights
- 3,784 SF mixed‑use property near the beginning of Fifth Street in downtown Dover
- Three finished levels with four bathrooms
- Layout adaptable to duplex, three‑unit, or office use, subject to permitted‑use verification
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
$38,413
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
5.30%
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%
$768,260
$768.3K
Cap Rate 7%
$548,757
$548.8K
Cap Rate 9%
$426,811
$426.8K
Market Conditions
NOI Build-Up for 3,784 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
$56.8K $15.00/SF
− Vacancy
−$1.9K −$0.50/SF
EGI
$54.9K $14.50/SF
− OpEx
−$16.5K −$4.35/SF
NOI
$38.4K $10.15/SF
Area
Strafford County, NH
Vacancy
3.32%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$768,260
Cap Rate 7%
$548,757
Cap Rate 9%
$426,811
Alternative Uses
Best Use
Multifamily LT 5
$548.8K
$480.2K – $640.2K
NOI $38,413 @ 7.0% cap · market cap 5.30%
Second Best
Mixed Use
$543.8K
$475.8K – $634.4K
NOI $38,065 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$1.01M
$885.8K – $1.18M
NOI $70,864 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,491
Businesses Nearby
Explore this area
Business Placement
Demographics for 03820, NH
32,800
Population
15,460
Households
2.1
Avg Household Size
38
Median Age
49%
College-Educated
96%
High-School Grad
27.3 sq mi
ZIP Area
1,201
Density / Sq Mi
$92,793
Median Household Income
$53,890
Median Earnings
$1,540
Median Rent
$397,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible floor plan with off-street parking and updated building systems.
Where is this mixed-use property located?
The property is located at 20-22 5th St Dover, NH.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 3,784 SF mixed‑use property near the beginning of Fifth Street in downtown Dover; Three finished levels with four bathrooms; Layout adaptable to duplex, three‑unit, or office use, subject to permitted‑use verification
