Restaurant Opportunity in Prime
For Sale
$1,500,000
1457 LAKE SHORE Rd, Gilford, NH 03249
Restaurant for sale in high-traffic area with strong visibility.
Property Size3,126 SF
Lot Size3.92 Acres
Days on Market163
Property Features for 1457 LAKE SHORE Rd
General Information
Standard status
Active
Size
3,126 SF
Lot size
3.92 Acres
Property subtype
Commercial
Building Details
Building Size
3,126 SF
Year Built
1962
Units
1
Listing Agency:
Coldwell Banker Residential Brokerage
(603) 524-2255
Listed By:
Reed Heath
(603) 524-2255
Source:
Elliman
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 20 at 10:57AM
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 Residential Brokerage
Investment Insights
Based on property information with market context.
This commercial property, suitable for restaurants, is located in a high-traffic area with significant visibility. The property benefits from its proximity to major chain stores and a bank. It features 200 feet of road frontage, offering substantial exposure. Currently, the property is occupied by a tenant at will who has operated a restaurant at the location for over 10 years. The property is presented as an investment opportunity. In addition to being for sale, the property is also available for lease at $8,500 per month.
Key Highlights
- Prime location with high visibility and traffic count
- Surrounded by major chain stores and a bank
- 200 feet of road frontage offering significant exposure**
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
$47,198
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
3.15%
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%
$943,960
$944.0K
Cap Rate 7%
$674,257
$674.3K
Cap Rate 9%
$524,422
$524.4K
Market Conditions
NOI Build-Up for 3,126 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
$67.5K $21.60/SF
− Vacancy
−$4.6K −$1.47/SF
EGI
$62.9K $20.13/SF
− OpEx
−$15.7K −$5.03/SF
NOI
$47.2K $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%
$943,960
Cap Rate 7%
$674,257
Cap Rate 9%
$524,422
Alternative Uses
Best Use
Specialty Retail
$674.3K
$590.0K – $786.6K
NOI $47,198 @ 7.0% cap · market cap 3.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$743.4K
$650.5K – $867.3K
NOI $52,037 @ 7.0% cap · market cap 3.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 03249, NH
7,698
Population
5,012
Households
1.5
Avg Household Size
52
Median Age
43%
College-Educated
96%
High-School Grad
38.8 sq mi
ZIP Area
198
Density / Sq Mi
$115,423
Median Household Income
$59,126
Median Earnings
$1,308
Median Rent
$388,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Restaurant - Restaurant for sale in high-traffic area with strong visibility.
Where is this restaurant located?
The property is located at 1457 LAKE SHORE Rd Gilford, NH.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Prime location with high visibility and traffic count; Surrounded by major chain stores and a bank; 200 feet of road frontage offering significant exposure**
