Ground-Level Medical Office
For Sale
$315,000
29 Mill Street, Wolfeboro, NH 03894
Ground-level, barrier-free medical office condo with two assigned parking spaces and views of Lake Winnipesaukee.
Property Size1,225 SF
Price / SF$257.14
Days on Market132
Property Features for 29 Mill Street
General Information
Standard status
Active
Size
1,225 SF
Total Parking Spaces
2
Property subtype
Commercial
Building Details
Year Built
1983
Listing Agency:
Yankee Pedlar Realtors
Listed By:
Geordy Hutchinson
(603) 642-5171
Source:
Mbgre
Added: Apr 17
Changed: Aug 25
Last Checked: Aug 25 at 8:51AM
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 Yankee Pedlar Realtors
Investment Insights
Based on property information with market context.
This professional commercial condominium, Unit D5, offers approximately 1,225± square feet of ground-level space with convenient, barrier-free access directly from the parking area. The unit currently operates as a medical office, with a flexible layout that may also support conversion to general office, retail, service business, or other permitted commercial uses, subject to applicable requirements.
Unit D5 is located within Wolfeboro Marketplace and is just a short walk from downtown Wolfeboro, with easy access to local shops, restaurants, banks, and marinas. Enjoy pleasant views of Lake Winnipesaukee and the convenience of being close to the waterfront. The unit includes two assigned parking spaces, with additional on-site parking available for customers and clients.
Unit D5 is located within Wolfeboro Marketplace and is just a short walk from downtown Wolfeboro, with easy access to local shops, restaurants, banks, and marinas. Enjoy pleasant views of Lake Winnipesaukee and the convenience of being close to the waterfront. The unit includes two assigned parking spaces, with additional on-site parking available for customers and clients.
Key Highlights
- Commercial condominium unit D5 in Wolfeboro Marketplace, built in 1983
- Approximately 1,225± SF ground‑level space with barrier‑free, easy access directly from the parking area
- Currently operating as a medical office and suited for continued professional or medical use
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
$16,868
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
5.35%
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%
$337,360
$337.4K
Cap Rate 7%
$240,971
$241.0K
Cap Rate 9%
$187,422
$187.4K
Market Conditions
NOI Build-Up for 1,225 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
$26.5K $21.60/SF
− Vacancy
−$4.0K −$3.24/SF
EGI
$22.5K $18.36/SF
− OpEx
−$5.6K −$4.59/SF
NOI
$16.9K $13.77/SF
Area
Carroll County, NH
Vacancy
15.00%
Lease Rate
$21.60 /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%
$337,360
Cap Rate 7%
$240,971
Cap Rate 9%
$187,422
Alternative Uses
Best Use
Office B
$241.0K
$210.9K – $281.1K
NOI $16,868 @ 7.0% cap · market cap 5.35%
Second Best
Healthcare Medical
$122.9K
$107.5K – $143.4K
NOI $8,603 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$305.9K
$267.6K – $356.9K
NOI $21,411 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03894, NH
6,382
Population
4,347
Households
1.5
Avg Household Size
58
Median Age
43%
College-Educated
99%
High-School Grad
47.3 sq mi
ZIP Area
135
Density / Sq Mi
$84,660
Median Household Income
$44,841
Median Earnings
$1,093
Median Rent
$435,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Ground-level, barrier-free medical office condo with two assigned parking spaces and views of Lake Winnipesaukee.
Where is this medical office space located?
The property is located at 29 Mill Street Wolfeboro, NH.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Commercial condominium unit D5 in Wolfeboro Marketplace, built in 1983; Approximately 1,225± SF ground‑level space with barrier‑free, easy access directly from the parking area; Currently operating as a medical office and suited for continued professional or medical use
