Two-Level Restaurant
For Sale
$325,000
2015 Main Street 12, Bethlehem, NH 03574
Dining and bar areas open onto seasonal sidewalk seating.
Property Size1,900 SF
Price / SF$171.05
Days on Market38
Property Features for 2015 Main Street 12
General Information
Standard status
Active
Size
1,900 SF
Additional Details
Business Included
Yes
Patio
Yes
Building Details
Tenancy
Multi
Listing Agency:
Badger Peabody & Smith Realty
(603) 823-5700
Listed By:
Mary M Doherty · License #053401
(603) 823-5700
Source:
Stevecotran
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 25 at 9:57AM
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 Badger Peabody & Smith Realty
Investment Insights
Based on property information with market context.
Cold Mountain Cafe is an operating restaurant within a 1,900 SF, two-level condominium unit. The layout includes a dining room with arranged table seating and a dedicated bar area suited to beverage service and guest gatherings. Seasonal outdoor dining is added along the sidewalk frontage with fencing and plantings during warmer months.
The condominium is located in a building occupied by five other businesses, supporting activity around the property. It sits directly across from the Colonial Theater, providing a setting associated with pre- and post-show dining. The cafe has operated for more than 25 years and is under second-generation ownership, with the offering including the established restaurant operation.
The condominium is located in a building occupied by five other businesses, supporting activity around the property. It sits directly across from the Colonial Theater, providing a setting associated with pre- and post-show dining. The cafe has operated for more than 25 years and is under second-generation ownership, with the offering including the established restaurant operation.
Key Highlights
- 1,900 SF two‑level condominium unit
- Restaurant operating for more than 25 years under second‑generation ownership
- Dining room with table seating and a dedicated bar area
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
$28,379
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
8.73%
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%
$567,580
$567.6K
Cap Rate 7%
$405,414
$405.4K
Cap Rate 9%
$315,322
$315.3K
Market Conditions
NOI Build-Up for 1,900 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
$41.0K $21.60/SF
− Vacancy
−$3.2K −$1.68/SF
EGI
$37.8K $19.92/SF
− OpEx
−$9.5K −$4.98/SF
NOI
$28.4K $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%
$567,580
Cap Rate 7%
$405,414
Cap Rate 9%
$315,322
Alternative Uses
Best Use
Specialty Retail
$405.4K
$354.7K – $473.0K
NOI $28,379 @ 7.0% cap · market cap 8.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$417.9K
$365.7K – $487.6K
NOI $29,256 @ 7.0% cap · market cap 9.00%
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 - Dining and bar areas open onto seasonal sidewalk seating.
Where is this conventional restaurant located?
The property is located at 2015 Main Street 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 operating for more than 25 years under second‑generation ownership; Dining room with table seating and a dedicated bar area
