Village Mixed-Use
For Sale
$450,000
141 Main Street, Alton, NH 03809
Commercial Sale, Alton, NH
Property Size1,700 SF
Lot Size0.10 Acres
Price / SF$264.71
Days on Market528
Property Features for 141 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RC - Mix Use Res. / Comm.
Rooms
Basement
Parking features
Paved or Surfaced, On Street
Subdivision
The Village Place
Lot features
In Town, Near Paths, Near Shopping, Near Skiing, City Lot, Corner, Level, Neighbor Business, Sidewalks
Directions
141 Main St - next to Profile Bank - one block at away from the Town Hall, diagonally across from Alton Village Pizza and one mile away from Alton Bay.
Standard status
Active
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5578
Utilities
Utilities
Propane
Heating system
Propane (Heating), Natural Gas
Water source
Public
Amenities
conference room
kitchenette
Building Details
Year built
1850
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
RE/MAX Innovative Bayside · RE/MAX International
(603) 279-0079
Listed By:
Don Roberts · License #57652
(603) 434-4101
Added: Mar 14, 2025
Changed: Aug 20
Last Checked: Aug 23 at 12:06AM
MLS# 5032199
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-story mixed-use property combines a 1,700 sq. ft. one-bedroom apartment upstairs with approximately 1,700 sq. ft. of commercial or residential space on the first floor. The apartment includes hardwood floors, a barrel ceiling, a 3/4 bathroom, and in-unit laundry. The lower level is arranged with multiple offices, a conference room, kitchenette, half bath, and prominent street-facing windows. The building is currently vacant and zoned RC - Mix Use Res. / Comm.
A recently updated septic system was designed and approved to accommodate an additional one-bedroom apartment. The property sits in the center of Alton Village, within walking distance of shops, restaurants, banks, the library, and other local amenities. Lake Winnipesaukee is one mile away. Wood-frame construction, vinyl siding, paved and on-street parking, propane and natural gas heating, public water, and a shingle roof complete the existing improvements.
A recently updated septic system was designed and approved to accommodate an additional one-bedroom apartment. The property sits in the center of Alton Village, within walking distance of shops, restaurants, banks, the library, and other local amenities. Lake Winnipesaukee is one mile away. Wood-frame construction, vinyl siding, paved and on-street parking, propane and natural gas heating, public water, and a shingle roof complete the existing improvements.
Key Highlights
- 1,700 sq. ft. one‑bedroom apartment with hardwood floors, barrel ceiling, 3/4 bathroom, and in‑unit laundry
- Approximately 1,700 sq. ft. of first‑floor commercial or residential space
- Lower level includes multiple offices, conference room, kitchenette, half bath, and street‑facing windows
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
$22,551
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
5.01%
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%
$451,020
$451.0K
Cap Rate 7%
$322,157
$322.2K
Cap Rate 9%
$250,567
$250.6K
Market Conditions
NOI Build-Up for 1,700 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
$34.7K $20.40/SF
− Vacancy
−$4.6K −$2.71/SF
EGI
$30.1K $17.69/SF
− OpEx
−$7.5K −$4.42/SF
NOI
$22.6K $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%
$451,020
Cap Rate 7%
$322,157
Cap Rate 9%
$250,567
Alternative Uses
Best Use
Office B
$322.2K
$281.9K – $375.9K
NOI $22,551 @ 7.0% cap · market cap 5.01%
Second Best
Mixed Use
$223.8K
$195.8K – $261.1K
NOI $15,663 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$404.3K
$353.7K – $471.7K
NOI $28,299 @ 7.0% cap · market cap 6.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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 - Two-level property pairs an upstairs apartment with flexible street-facing commercial space in Alton Village.
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 $450,000.
What are key features of this property?
This property features: 1,700 sq. ft. one‑bedroom apartment with hardwood floors, barrel ceiling, 3/4 bathroom, and in‑unit laundry; Approximately 1,700 sq. ft. of first‑floor commercial or residential space; Lower level includes multiple offices, conference room, kitchenette, half bath, and street‑facing windows
