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    Restaurant Redevelopment Land Parcel Title is generated by Realmo AI

    266 Route 125, Brentwood, NH 03833

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    Claim this Listing
    For Sale
    $329,900

    LAND - Brentwood, NH

    Property size:
    1,144 SF
    Lot size:
    0.69 Acres
    Price / SF:
    $288/SF
    Added:
    Mar 13, 2026
    Days on Market:
    84
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 266 Route 125

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    C/I
    Standard status
    Active
    Lot size
    0.69 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    5257

    Utilities

    Utilities
    Cable Available
    Water source
    Private

    We can help!

    Listing Contact
    Mike Giannone

    Listing agent Mike Giannone

    Listing office The Aland Realty Group 175 Market Street., Portsmouth, NH

    Listing date Mar 13, 2026

    MLS# 5079291 Listing URL

    Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 0.689‑acre commercial parcel with a 1,144 sq. ft. building (built in 1940)
    • ZBA approvals for a new, expanded restaurant concept; zoning allows for restaurants, healthcare, banks, offices, and more
    • Zoning approval includes rights to impact buffers, setbacks, and building location (not a site plan approval for a specific use)
    • Over 17,000 vehicles pass daily with prominent signage and ample parking
    • Utilities: cable available; water source is private
    • As‑is sale (seller reports further renovation or redevelopment needed)

    Overview

    This for-sale parcel in Brentwood, New Hampshire consists of approximately 0.69 acres and includes a 1,144-square-foot building constructed in 1940. The property has ZBA approvals intended for a new, expanded restaurant concept, and the approvals are described as allowing owners to impact buffers, setbacks, building location, and related elements. The current offering is being sold as-is, where-is, and the property may require further renovation or redevelopment to support the planned improvements.

    The site is located at 266 Route 125 and is described as having prominent signage and visibility with traffic exposure noted at more than 17,000 vehicles passing daily. Zoning is listed as C/I, and the property is described as allowing many different uses, including restaurants, healthcare facilities, banks, offices, insurance agencies, real estate firms, law offices, contractor bays, and convenience stores, among others. The remarks also note convenient access to Route 101 with connections to I-95 and I-93, and proximity to retail options including Brickyard Square Retail Shops.

    For buyers or operators seeking a C/I zoned site with documented ZBA approvals for an expanded restaurant concept, this property offers an attainable redevelopment path on a commercially positioned roadway location. The presence of an existing building can be a practical starting point for renovation or for planning a new layout consistent with the approvals, subject to the attached engineering report and final development requirements.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $29.8k $26.04
    − Vacancy −$775 −$0.68
    EGI $29.0k $25.36
    − OpEx −$7.3k −$6.34
    NOI $21.8k $19.02
    1,144 SF · lease $26.04/SF/yr · vacancy 2.60% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $310.9K
    $272.0K – $362.7K (±1% cap)
    NOI $21,761 @ 7.0% cap · market cap 6.60%
    Second Best
    Office B
    $280.6K
    $245.5K – $327.3K (±1% cap)
    NOI $19,639 @ 7.0% cap · market cap 5.95%
    Theoretical Best
    Office A
    $380.9K
    $333.3K – $444.4K (±1% cap)
    NOI $26,661 @ 7.0% cap · market cap 8.08%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Gym & Fitness Center Big Box & Wholesale Store Kitchen & Bath Showroom Department Store Furniture & Home Goods Electronics & Wireless Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brentwood
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -71.08146899
    Latitude
    42.990594

    FAQs

    What type of property is this?
    Conventional restaurant - Land with a small existing building and ZBA approvals for an expanded restaurant concept, supported by strong regional access.
    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 $329,900.
    What are key features of this property?
    This property features: 0.689‑acre commercial parcel with a 1,144 sq. ft. building (built in 1940); ZBA approvals for a new, expanded restaurant concept; zoning allows for restaurants, healthcare, banks, offices, and more; Zoning approval includes rights to impact buffers, setbacks, and building location (not a site plan approval for a specific use)
    (207) 251-4762
    We can help!
    Listing Contact
    Mike Giannone
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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