Restaurant Development Land with
For Sale
$289,900
266 Route 125, Brentwood, NH 03833
0.689-acre parcel with a 1,144 sq. ft. restaurant building and ZBA approvals for an expanded concept.
Property Size1,144 SF
Price / SF$253.41
Days on Market169
Property Features for 266 Route 125
General Information
Standard status
Active
Size
1,144 SF
Property subtype
Commercial
Building Details
Year Built
1940
Listing Agency:
The Aland Realty Group
(978) 806-6446
Listed By:
Mike Giannone
(603) 433-3350
Source:
Greatislandrealty
Added: Mar 11
Changed: Aug 24
Last Checked: Aug 25 at 8:47AM
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 The Aland Realty Group
Investment Insights
Based on property information with market context.
This offering includes a 0.689-acre commercial parcel with a 1,144 sq. ft. building. The property is listed as-is, where-is, and was built in 1940, so it will require further renovation or redevelopment to support an updated use. The transaction is supported by ZBA approvals for a new, expanded restaurant concept, with approvals covering items such as buffers, setbacks, and building location. The approvals are described as general right-to-impact approvals rather than a site plan tied to a single specific use.
The property is located at 266 Route 125 in Brentwood, NH, and is described as having strong traffic exposure, with over 17,000 vehicles passing daily. The parcel includes ample parking and prominent signage. The property is also noted as being just minutes from the Epping town line and Brickyard Square Retail Shops, with convenient access to Route 101 and connections to I-95 and I-93.
Zoning allows for multiple commercial uses beyond restaurants, including healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, contractor bays, and convenience stores, among others. For buyers or operators seeking a site that can accommodate a restaurant or other neighborhood-oriented commercial use, the combination of on-site parking, visibility, and development-friendly ZBA approvals may support a range of redevelopment approaches. The seller has provided an attached engineering report for additional information.
The property is located at 266 Route 125 in Brentwood, NH, and is described as having strong traffic exposure, with over 17,000 vehicles passing daily. The parcel includes ample parking and prominent signage. The property is also noted as being just minutes from the Epping town line and Brickyard Square Retail Shops, with convenient access to Route 101 and connections to I-95 and I-93.
Zoning allows for multiple commercial uses beyond restaurants, including healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, contractor bays, and convenience stores, among others. For buyers or operators seeking a site that can accommodate a restaurant or other neighborhood-oriented commercial use, the combination of on-site parking, visibility, and development-friendly ZBA approvals may support a range of redevelopment approaches. The seller has provided an attached engineering report for additional information.
Key Highlights
- 0.689‑acre parcel with 1,144 sq. ft. 1940‑built restaurant building
- ZBA approvals for a new, expanded restaurant concept (not a site plan approval for a specific use)
- Zoning allows many uses, including restaurants, healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, and convenience stores
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
$21,761
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
7.51%
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%
$435,220
$435.2K
Cap Rate 7%
$310,871
$310.9K
Cap Rate 9%
$241,789
$241.8K
Market Conditions
NOI Build-Up for 1,144 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
$29.8K $26.04/SF
− Vacancy
−$775 −$0.68/SF
EGI
$29.0K $25.36/SF
− OpEx
−$7.3K −$6.34/SF
NOI
$21.8K $19.02/SF
Area
Rockingham County, NH
Vacancy
2.60%
Lease Rate
$26.04 /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%
$435,220
Cap Rate 7%
$310,871
Cap Rate 9%
$241,789
Alternative Uses
Best Use
Specialty Retail
$310.9K
$272.0K – $362.7K
NOI $21,761 @ 7.0% cap · market cap 7.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$380.9K
$333.3K – $444.4K
NOI $26,661 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03833, NH
22,662
Population
9,789
Households
2.3
Avg Household Size
47
Median Age
54%
College-Educated
98%
High-School Grad
48.5 sq mi
ZIP Area
467
Density / Sq Mi
$110,566
Median Household Income
$59,220
Median Earnings
$1,632
Median Rent
$456,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - 0.689-acre parcel with a 1,144 sq. ft. restaurant building and ZBA approvals for an expanded concept.
Where is this conventional restaurant located?
The property is located at 266 Route 125 Brentwood, NH.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: 0.689‑acre parcel with 1,144 sq. ft. 1940‑built restaurant building; ZBA approvals for a new, expanded restaurant concept (not a site plan approval for a specific use); Zoning allows many uses, including restaurants, healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, and convenience stores
