Mixed-Use Property with Office
New
For Sale
$377,000
218 S Main St, Laconia, NH 03246
Two-level building combines first-floor offices with a second-floor apartment.
Property Size3,427 SF
Lot Size0.27 Acres
Price / SF$110.01
Days on Market2
Property Features for 218 S Main St
General Information
Standard status
Active
Size
3,427 SF
Lot size
0.27 Acres
Units
Unit Mix
1 x 1BR
Multifamily Units
1
Additional Details
Road Access
Yes
Building Details
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Coldwell Banker Realty Gilford NH
Listed By:
Brenda Rowan
(603) 393-7713
Source:
603propertygroup
Added: Sep 4
Last Checked: Sep 4 at 6:57AM
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 Realty Gilford NH
Investment Insights
Based on property information with market context.
This commercially zoned mixed-use property includes substantial office accommodations on the ground level and a one-bedroom apartment above. The arrangement creates separate business and residential components within a single building constructed in 1900.
The property occupies a level 0.27-acre parcel at 218 S Main St in Laconia, New Hampshire, with 66.47 feet of frontage along South Main Street. A large paved parking area provides space for vehicles and may accommodate RV, trailer, boat, or vehicle storage.
The property occupies a level 0.27-acre parcel at 218 S Main St in Laconia, New Hampshire, with 66.47 feet of frontage along South Main Street. A large paved parking area provides space for vehicles and may accommodate RV, trailer, boat, or vehicle storage.
Key Highlights
- First‑floor office space with a one‑bedroom apartment on the second floor
- Commercially zoned mixed‑use property
- 3427‑square‑foot building constructed in 1900
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
$31,576
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
8.38%
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%
$631,520
$631.5K
Cap Rate 7%
$451,086
$451.1K
Cap Rate 9%
$350,844
$350.8K
Market Conditions
NOI Build-Up for 3,427 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
$55.5K $16.20/SF
− Vacancy
−$5.0K −$1.46/SF
EGI
$50.5K $14.74/SF
− OpEx
−$18.9K −$5.53/SF
NOI
$31.6K $9.21/SF
Area
Belknap County, NH
Vacancy
9.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$631,520
Cap Rate 7%
$451,086
Cap Rate 9%
$350,844
Alternative Uses
Best Use
Office B
$649.4K
$568.2K – $757.7K
NOI $45,459 @ 7.0% cap · market cap 12.06%
Second Best
Mixed Use
$451.1K
$394.7K – $526.3K
NOI $31,576 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$815.0K
$713.1K – $950.8K
NOI $57,047 @ 7.0% cap · market cap 15.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
503
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
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 building combines first-floor offices with a second-floor apartment.
Where is this mixed-use property located?
The property is located at 218 S Main St Laconia, NH.
What is the asking price?
The asking price for this property is $377,000.
What are key features of this property?
This property features: First‑floor office space with a one‑bedroom apartment on the second floor; Commercially zoned mixed‑use property; 3427‑square‑foot building constructed in 1900
