Standalone Two-Level Office
For Sale
$399,000
290 East Side Rd Unit 3, Conway, NH 03818
Flexible professional office property with private rooms, a kitchenette, separate upper-level access, and backup power.
Property Size1,732 SF
Price / SF$230.37
Days on Market13
Property Features for 290 East Side Rd Unit 3
General Information
Standard status
Active
Size
1,732 SF
Additional Details
Utilities to Site
Yes
Amenities
kitchenette
standby generator
shared private beach access
Building Details
Year Built
1987
Buildings
1
Stories
2
Owner Occupied
Yes
Listing Agency:
Black Bear Realty
(603) 383-8080
Listed By:
Stefan Karnopp
Source:
Fhghomesnh
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 29 at 11:35AM
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 Black Bear Realty
Investment Insights
Based on property information with market context.
This standalone office property contains 1,732 square feet arranged across two floors, with several private offices and a kitchenette. The upper level has its own exterior entry and staircase, creating a distinct access option within the building. Constructed in 1987, the property has received updates over time and includes modern climate control for year-round operation.
Positioned near Route 16, the building benefits from prominent signage and convenient access. Public water and sewer serve the property, while a standby generator provides backup power. Ownership also includes access to a shared private beach and water entry along the Saco River. The property has historically accommodated a tax, payroll, and investment business.
Positioned near Route 16, the building benefits from prominent signage and convenient access. Public water and sewer serve the property, while a standby generator provides backup power. Ownership also includes access to a shared private beach and water entry along the Saco River. The property has historically accommodated a tax, payroll, and investment business.
Key Highlights
- 1,732 SF standalone office building constructed in 1987
- Two‑floor layout with multiple private offices and kitchenette
- Separate exterior entrance and staircase serving the second level
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
$23,850
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
5.98%
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%
$477,000
$477.0K
Cap Rate 7%
$340,714
$340.7K
Cap Rate 9%
$265,000
$265.0K
Market Conditions
NOI Build-Up for 1,732 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
$37.4K $21.60/SF
− Vacancy
−$5.6K −$3.24/SF
EGI
$31.8K $18.36/SF
− OpEx
−$7.9K −$4.59/SF
NOI
$23.8K $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%
$477,000
Cap Rate 7%
$340,714
Cap Rate 9%
$265,000
Alternative Uses
Best Use
Office B
$340.7K
$298.1K – $397.5K
NOI $23,850 @ 7.0% cap · market cap 5.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$432.5K
$378.4K – $504.6K
NOI $30,273 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Explore this area
Business Placement
Demographics for 03818, NH
3,478
Population
2,174
Households
1.6
Avg Household Size
49
Median Age
43%
College-Educated
95%
High-School Grad
84.5 sq mi
ZIP Area
41
Density / Sq Mi
$73,346
Median Household Income
$38,714
Median Earnings
$941
Median Rent
$284,200
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?
Office building - Flexible professional office property with private rooms, a kitchenette, separate upper-level access, and backup power.
Where is this office building located?
The property is located at 290 East Side Rd Unit 3 Conway, NH.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,732 SF standalone office building constructed in 1987; Two‑floor layout with multiple private offices and kitchenette; Separate exterior entrance and staircase serving the second level
