Two-Story Mixed-Use
For Sale
$499,000
141 Main Street, Alton, NH 03809
Downtown property combines professional office space with an existing residential unit and zoning supporting mixed commercial and residential use.
Property Size3,400 SF
Price / SF$146.42
Days on Market536
Property Features for 141 Main Street
General Information
Standard status
Active
Size
3,400 SF
Property subtype
Commercial
Zoning
RC - Mix Use Comm. / Res.
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Amenities
laundry
Building Details
Year Built
1850
Buildings
1
Stories
2
Building Size
3,400 SF
Listing Agency:
Karen M. Overtoom R.E.
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 14, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:00PM
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 Karen M. Overtoom R.E.
Investment Insights
Based on property information with market context.
This two-story mixed-use property contains approximately 3,408 square feet and was built in 1850. The first level is arranged for office use with four private offices, reception and conference areas, a kitchenette, half bathroom, and additional workspace. The upper level provides a 1,700-square-foot residential unit with an open living and dining area, hardwood flooring, barrel ceiling, private bedroom, three-quarter bathroom, and laundry.
Located in downtown Alton, the property is less than one mile from Alton Bay and the year-round attractions associated with Lake Winnipesaukee. RC - Mix Use Comm. / Res. zoning supports the property's combined commercial and residential format. Improvements completed over the past 10+ years include a new roof, updated heating system, conversion of the second floor to living space, and a new septic system designed to support a second 1 Bedroom Apartment.
Located in downtown Alton, the property is less than one mile from Alton Bay and the year-round attractions associated with Lake Winnipesaukee. RC - Mix Use Comm. / Res. zoning supports the property's combined commercial and residential format. Improvements completed over the past 10+ years include a new roof, updated heating system, conversion of the second floor to living space, and a new septic system designed to support a second 1 Bedroom Apartment.
Key Highlights
- Approximately 3,408 square feet in a two‑story mixed‑use building
- RC - Mix Use Comm. / Res. zoning
- First floor includes 4 private offices, reception, conference room, kitchenette, half bath, and desk space
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
$45,207
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
9.06%
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%
$904,140
$904.1K
Cap Rate 7%
$645,814
$645.8K
Cap Rate 9%
$502,300
$502.3K
Market Conditions
NOI Build-Up for 3,408 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
$69.5K $20.40/SF
− Vacancy
−$9.2K −$2.71/SF
EGI
$60.3K $17.69/SF
− OpEx
−$15.1K −$4.42/SF
NOI
$45.2K $13.27/SF
Area
Belknap County, NH
Vacancy
13.30%
Lease Rate
$20.40 /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%
$904,140
Cap Rate 7%
$645,814
Cap Rate 9%
$502,300
Alternative Uses
Best Use
Office B
$645.8K
$565.1K – $753.5K
NOI $45,207 @ 7.0% cap · market cap 9.06%
Second Best
Mixed Use
$448.6K
$392.5K – $523.3K
NOI $31,400 @ 7.0% cap · market cap 6.29%
Theoretical Best
Office A
$810.4K
$709.1K – $945.5K
NOI $56,731 @ 7.0% cap · market cap 11.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Explore this area
Business Placement
Demographics for 03809, NH
3,644
Population
2,001
Households
1.8
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
40.1 sq mi
ZIP Area
91
Density / Sq Mi
$92,278
Median Household Income
$44,726
Median Earnings
$616
Median Rent
$331,900
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?
Mixed-use property - Downtown property combines professional office space with an existing residential unit and zoning supporting mixed commercial and residential use.
Where is this mixed-use property located?
The property is located at 141 Main Street Alton, NH.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Approximately 3,408 square feet in a two‑story mixed‑use building; RC - Mix Use Comm. / Res. zoning; First floor includes 4 private offices, reception, conference room, kitchenette, half bath, and desk space
