First-Floor Retail
For Sale
Contact for pricing
294 State Route 101, Amherst, NH 03031
Salon-style commercial suite with reception, private rooms, office space, and an in-suite restroom.
Property Size742 SF
Price / SF$161.73
Days on Market26
Property Features for 294 State Route 101
General Information
Standard status
Active
Size
742 SF
Class
B
Total Parking Spaces
30
Property subtype
Retail, Office
Zoning
Commercial
Investment Type
Owner/User
Additional Details
Floor
1
Highway Access
Yes
Building Details
Year Built
1987
Units
10
Listing Agency:
Sperry Commercial Realty Associates
(603) 289-1405
Listed By:
Joshua Solloway · License #085116
Source:
Crexi
Added: Aug 5
Changed: Aug 29
Last Checked: Aug 29 at 5:46PM
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 Sperry Commercial Realty Associates
Investment Insights
Based on property information with market context.
This 742 SF first-floor commercial condominium is configured for retail and service-oriented operations. The interior includes a reception area, open work area, several private treatment or consultation rooms, a private office, and an in-suite restroom. The existing salon-style buildout also provides a practical foundation for beauty, wellness, medical, retail, or professional office use.
The property is located at 294 State Route 101 in Amherst, within a commercial complex with on-site parking. Commercial zoning supports the property’s commercial setting, while access to Route 101A and nearby Bedford, Milford, and Nashua connects the suite with surrounding communities. Built in 1987, the condominium offers a compact layout with defined customer, work, and private-use areas.
The property is located at 294 State Route 101 in Amherst, within a commercial complex with on-site parking. Commercial zoning supports the property’s commercial setting, while access to Route 101A and nearby Bedford, Milford, and Nashua connects the suite with surrounding communities. Built in 1987, the condominium offers a compact layout with defined customer, work, and private-use areas.
Key Highlights
- 742 SF first‑floor commercial condominium
- Existing salon‑style buildout with reception and open work area
- Multiple private treatment or consultation rooms
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
$10,378
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
8.65%
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%
$207,560
$207.6K
Cap Rate 7%
$148,257
$148.3K
Cap Rate 9%
$115,311
$115.3K
Market Conditions
NOI Build-Up for 742 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
$16.0K $21.60/SF
− Vacancy
−$1.2K −$1.62/SF
EGI
$14.8K $19.98/SF
− OpEx
−$4.4K −$5.99/SF
NOI
$10.4K $13.99/SF
Area
Hillsborough County, NH
Vacancy
7.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$207,560
Cap Rate 7%
$148,257
Cap Rate 9%
$115,311
Alternative Uses
Best Use
Office B
$186.1K
$162.8K – $217.1K
NOI $13,027 @ 7.0% cap · market cap 10.86%
Second Best
Retail
$148.3K
$129.7K – $173.0K
NOI $10,378 @ 7.0% cap · market cap 8.65%
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,162 @ 7.0% cap · market cap 79.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 03031, NH
11,763
Population
4,558
Households
2.6
Avg Household Size
45
Median Age
64%
College-Educated
99%
High-School Grad
33.9 sq mi
ZIP Area
347
Density / Sq Mi
$155,125
Median Household Income
$68,313
Median Earnings
$1,447
Median Rent
$491,400
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?
Retail space - Salon-style commercial suite with reception, private rooms, office space, and an in-suite restroom.
Where is this retail space located?
The property is located at 294 State Route 101 Amherst, NH.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: 742 SF first‑floor commercial condominium; Existing salon‑style buildout with reception and open work area; Multiple private treatment or consultation rooms
