Two-Level Restaurant
For Sale
$325,000
2015 Main St Unit 12, Bethlehem, NH 03574
Established restaurant space with bar service and seasonal sidewalk dining in a shared commercial building.
Property Size935 SF
Price / SF$347.59
Days on Market41
Property Features for 2015 Main St Unit 12
General Information
Standard status
Active
Size
935 SF
Additional Details
Business Included
Yes
Patio
Yes
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Badger Peabody & Smith Realty
(603) 823-5700
Listed By:
Mary M Doherty · License #053401
Source:
Megansellsnh
Added: Jul 20
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 Badger Peabody & Smith Realty
Investment Insights
Based on property information with market context.
Cold Mountain Cafe occupies a 1,900± SF, two-level condominium unit at 2015 Main St Unit 12. The restaurant includes a dining room, bar area, and a food-and-beverage program featuring specialty cocktails and curated wines. Seasonal sidewalk dining adds exterior seating during warmer months, with fencing and plantings defining the frontage.
The property is located in downtown Bethlehem, directly across from the Colonial Theater. The condominium building includes five other businesses, supporting activity within the shared commercial setting. The cafe has operated for more than 25 years and is in its second generation of ownership. The building dates to 1920.
The property is located in downtown Bethlehem, directly across from the Colonial Theater. The condominium building includes five other businesses, supporting activity within the shared commercial setting. The cafe has operated for more than 25 years and is in its second generation of ownership. The building dates to 1920.
Key Highlights
- 1,900± SF two‑level condominium unit
- Restaurant includes dining room and bar area
- Seasonal sidewalk dining with fencing and plantings
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
$13,966
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
4.30%
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%
$279,320
$279.3K
Cap Rate 7%
$199,514
$199.5K
Cap Rate 9%
$155,178
$155.2K
Market Conditions
NOI Build-Up for 935 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
$20.2K $21.60/SF
− Vacancy
−$1.6K −$1.68/SF
EGI
$18.6K $19.92/SF
− OpEx
−$4.7K −$4.98/SF
NOI
$14.0K $14.94/SF
Area
Grafton County, NH
Vacancy
7.80%
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%
$279,320
Cap Rate 7%
$199,514
Cap Rate 9%
$155,178
Alternative Uses
Best Use
Specialty Retail
$199.5K
$174.6K – $232.8K
NOI $13,966 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$205.7K
$180.0K – $240.0K
NOI $14,397 @ 7.0% cap · market cap 4.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03574, NH
2,514
Population
1,401
Households
1.8
Avg Household Size
48
Median Age
45%
College-Educated
96%
High-School Grad
91.0 sq mi
ZIP Area
28
Density / Sq Mi
$83,870
Median Household Income
$47,743
Median Earnings
$1,079
Median Rent
$268,600
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?
Conventional restaurant - Established restaurant space with bar service and seasonal sidewalk dining in a shared commercial building.
Where is this conventional restaurant located?
The property is located at 2015 Main St Unit 12 Bethlehem, NH.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,900± SF two‑level condominium unit; Restaurant includes dining room and bar area; Seasonal sidewalk dining with fencing and plantings
