Historic Mixed-Use
For Sale
$475,000
2743 Dartmouth College Highway, Haverhill, NH 03774
Commercial space, attached garage, and four-bedroom living quarters support combined business and residential use.
Property Size4,200 SF
Price / SF$113.10
Days on Market11
Property Features for 2743 Dartmouth College Highway
General Information
Standard status
Active
Size
4,200 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
mountain views
attached garage
yard space
Building Details
Year Built
1880
Listing Agency:
KW Coastal and Lakes & Mountains Realty/Hanover
Listed By:
Samantha Catterall
(802) 748-8169
Source:
Parkwayvt
Added: Aug 11
Changed: Aug 18
Last Checked: Aug 20 at 9:23AM
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 KW Coastal and Lakes & Mountains Realty/Hanover
Investment Insights
Based on property information with market context.
Built in 1880, this mixed-use property combines a commercial storefront with residential space above. The upper level includes 4 bedrooms and a bonus room that can serve as an office, playroom, hobby area, or storage. An attached garage adds flexible utility for storage, work space, or parking, while the rear yard provides additional outdoor area.
The property occupies a visible position along Dartmouth College Highway in Haverhill, with mountain views toward Vermont. Its commercial area has a long history of accommodating different businesses and may suit retail, office, studio, or service-oriented operations. Haverhill has no zoning, providing flexibility for residential, commercial, or combined use subject to applicable local and state requirements.
The property occupies a visible position along Dartmouth College Highway in Haverhill, with mountain views toward Vermont. Its commercial area has a long history of accommodating different businesses and may suit retail, office, studio, or service-oriented operations. Haverhill has no zoning, providing flexibility for residential, commercial, or combined use subject to applicable local and state requirements.
Key Highlights
- Mixed‑use property at 2743 Dartmouth College Highway, Haverhill, NH 03774
- 1880 construction with historic commercial storefront
- 4‑bedroom living space above the commercial 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
$43,470
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
9.15%
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%
$869,400
$869.4K
Cap Rate 7%
$621,000
$621.0K
Cap Rate 9%
$483,000
$483.0K
Market Conditions
NOI Build-Up for 4,200 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
$75.6K $18.00/SF
− Vacancy
−$6.0K −$1.44/SF
EGI
$69.6K $16.56/SF
− OpEx
−$26.1K −$6.21/SF
NOI
$43.5K $10.35/SF
Area
Grafton County, NH
Vacancy
8.00%
Lease Rate
$18.00 /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%
$869,400
Cap Rate 7%
$621,000
Cap Rate 9%
$483,000
Alternative Uses
Best Use
Office B
$725.7K
$635.0K – $846.6K
NOI $50,798 @ 7.0% cap · market cap 10.69%
Second Best
Retail
$639.6K
$559.6K – $746.2K
NOI $44,770 @ 7.0% cap · market cap 9.43%
Theoretical Best
Office A
$923.9K
$808.4K – $1.08M
NOI $64,671 @ 7.0% cap · market cap 13.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Explore this area
Business Placement
Demographics for 03774, NH
1,808
Population
843
Households
2.1
Avg Household Size
51
Median Age
12%
College-Educated
85%
High-School Grad
26.2 sq mi
ZIP Area
69
Density / Sq Mi
$53,750
Median Household Income
$40,472
Median Earnings
$1,434
Median Rent
$189,400
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 - Commercial space, attached garage, and four-bedroom living quarters support combined business and residential use.
Where is this mixed-use property located?
The property is located at 2743 Dartmouth College Highway Haverhill, NH.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Mixed‑use property at 2743 Dartmouth College Highway, Haverhill, NH 03774; 1880 construction with historic commercial storefront; 4‑bedroom living space above the commercial area
