Two-Unit Office
For Sale
$645,000
16 Depot St, Wolfeboro, NH 03894
Commercial property with separate main-level and upper-level spaces, prominent signage, and convenient parking access.
Property Size2,656 SF
Price / SF$242.85
Days on Market9
Property Features for 16 Depot St
General Information
Standard status
Active
Size
2,656 SF
Total Parking Spaces
4
Additional Details
Office Units
2
Building Details
Year Built
1960
Buildings
1
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Wolfeboro
(866) 525-3946
Listed By:
Adam Dow · License #056660
Source:
Megansellsnh
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 25 at 5:08AM
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.
This 2,656-square-foot office property contains two distinct commercial units, with one positioned on the main level and the other upstairs. The building was constructed in 1960 and received a new roof in 2015. Its most recent office users included attorneys and a home health care business, supporting a range of professional configurations. The property is currently zoned and used for commercial purposes.
Located in downtown Wolfeboro, the building offers street exposure, prominent signage, four deeded parking spaces, and additional on-street parking. Nearby destinations include Walgreens, the US Post Office, Huggins Hospital, Brewster Academy, downtown banks, Hunter's Shopping Market, the Town Docks, restaurants, and boutiques. Residential conversion may be possible with town approval.
Located in downtown Wolfeboro, the building offers street exposure, prominent signage, four deeded parking spaces, and additional on-street parking. Nearby destinations include Walgreens, the US Post Office, Huggins Hospital, Brewster Academy, downtown banks, Hunter's Shopping Market, the Town Docks, restaurants, and boutiques. Residential conversion may be possible with town approval.
Key Highlights
- 2,656 SF office building with two separate units
- Main‑level and upstairs commercial spaces
- New roof installed in 2015
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
$36,573
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
5.67%
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%
$731,460
$731.5K
Cap Rate 7%
$522,471
$522.5K
Cap Rate 9%
$406,367
$406.4K
Market Conditions
NOI Build-Up for 2,656 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
$57.4K $21.60/SF
− Vacancy
−$8.6K −$3.24/SF
EGI
$48.8K $18.36/SF
− OpEx
−$12.2K −$4.59/SF
NOI
$36.6K $13.77/SF
Area
Carroll County, NH
Vacancy
15.00%
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%
$731,460
Cap Rate 7%
$522,471
Cap Rate 9%
$406,367
Alternative Uses
Best Use
Office B
$522.5K
$457.2K – $609.6K
NOI $36,573 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$663.2K
$580.3K – $773.7K
NOI $46,423 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 03894, NH
6,382
Population
4,347
Households
1.5
Avg Household Size
58
Median Age
43%
College-Educated
99%
High-School Grad
47.3 sq mi
ZIP Area
135
Density / Sq Mi
$84,660
Median Household Income
$44,841
Median Earnings
$1,093
Median Rent
$435,300
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Commercial property with separate main-level and upper-level spaces, prominent signage, and convenient parking access.
Where is this office building located?
The property is located at 16 Depot St Wolfeboro, NH.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: 2,656 SF office building with two separate units; Main‑level and upstairs commercial spaces; New roof installed in 2015
