Mixed-Use Property with
For Sale
$649,900
28 Central Square, Bristol, NH 03222
Ground-floor café operations, basement storage, and three rented apartments create a combined commercial and residential layout.
Property Size5,773 SF
Price / SF$112.58
Days on Market16
Property Features for 28 Central Square
General Information
Standard status
Active
Size
5,773 SF
Space & Availability
Floor
Ground
Furnished
Yes
Restaurant
Seating Capacity
75
Patio
Yes
Equipment Included
Yes
Additional Details
Business Included
Yes
Building Details
Year Built
1930
Buildings
1
Stories
4
Tenancy
Multi
Listing Agency:
Old Mill Properties REALTORS
(603) 744-8526
Listed By:
Lorna Platts Sirois · License #067572
Source:
Lyvrealty
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 28 at 7:54AM
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 Old Mill Properties REALTORS
Investment Insights
Based on property information with market context.
This 5,773-square-foot mixed-use property, built in 1930, combines a ground-floor café operation with three residential apartments. The sale includes the real estate, Purple Pit name, furniture, fixtures, and equipment. The commercial level includes café seating, outdoor seating, an ice cream and gelato counter, and a seasonal weekend barbecue area. The space is approved for 75 seats.
A full basement provides substantial storage and additional functional space. Three apartments above the commercial operation are fully rented, adding a residential component to the property. The property is located at Bristol Square in downtown Bristol, near shops, galleries, the Pemi River, and the Pemi-Path, within the Newfound Lake Region.
A full basement provides substantial storage and additional functional space. Three apartments above the commercial operation are fully rented, adding a residential component to the property. The property is located at Bristol Square in downtown Bristol, near shops, galleries, the Pemi River, and the Pemi-Path, within the Newfound Lake Region.
Key Highlights
- 5,773 SF mixed‑use property built in 1930
- Sale includes real estate, Purple Pit name, furniture, fixtures, and equipment
- Ground‑floor café with outdoor seating, ice cream and gelato counter, and seasonal barbecue 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
$59,751
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
9.19%
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%
$1,195,020
$1.2M
Cap Rate 7%
$853,586
$853.6K
Cap Rate 9%
$663,900
$663.9K
Market Conditions
NOI Build-Up for 5,773 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
$103.9K $18.00/SF
− Vacancy
−$8.3K −$1.44/SF
EGI
$95.6K $16.56/SF
− OpEx
−$35.9K −$6.21/SF
NOI
$59.8K $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%
$1,195,020
Cap Rate 7%
$853,586
Cap Rate 9%
$663,900
Alternative Uses
Best Use
Specialty Retail
$1.23M
$1.08M – $1.44M
NOI $86,228 @ 7.0% cap · market cap 13.27%
Second Best
Mixed Use
$853.6K
$746.9K – $995.9K
NOI $59,751 @ 7.0% cap · market cap 9.19%
Theoretical Best
Office A
$1.27M
$1.11M – $1.48M
NOI $88,892 @ 7.0% cap · market cap 13.68%
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
209
Businesses Nearby
Explore this area
Business Placement
Demographics for 03222, NH
5,743
Population
4,071
Households
1.4
Avg Household Size
50
Median Age
28%
College-Educated
90%
High-School Grad
71.3 sq mi
ZIP Area
81
Density / Sq Mi
$78,535
Median Household Income
$43,453
Median Earnings
$1,246
Median Rent
$256,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor café operations, basement storage, and three rented apartments create a combined commercial and residential layout.
Where is this mixed-use property located?
The property is located at 28 Central Square Bristol, NH.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 5,773 SF mixed‑use property built in 1930; Sale includes real estate, Purple Pit name, furniture, fixtures, and equipment; Ground‑floor café with outdoor seating, ice cream and gelato counter, and seasonal barbecue area
