Office Building with Existing
New
For Sale
Contact for pricing
36 South River Road, Bedford, NH 03110
Current insurance-office use and proximity to I-93, I-293, and Route 101 support continued commercial occupancy.
Property Size3,356 SF
Price / SF$201.13
Days on Market7
Property Features for 36 South River Road
General Information
Standard status
Active
Size
3,356 SF
Property subtype
Special Purpose
Additional Details
Highway Access
Yes
Building Details
Year Built
1960
Tenancy
Single
Owner Occupied
No
Abandoned
No
Listing Agency:
Coldwell Banker Commerical Realty
Listed By:
Rima Hall · License #NH
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 4:33AM
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 Coldwell Banker Commerical Realty
Investment Insights
Based on property information with market context.
This 3,356-square-foot office building at 36 South River Road provides an established commercial setting for office operations. Built in 1960, the property is presently occupied by an insurance office, giving the building a defined current use rather than a vacant starting point.
The Bedford, NH location offers access to I-93, I-293, and Route 101, supporting regional commuting and connectivity. Parking is described as plentiful. The existing tenant is willing to remain and renew the lease, providing a potential path for continued occupancy under a future lease arrangement.
The Bedford, NH location offers access to I-93, I-293, and Route 101, supporting regional commuting and connectivity. Parking is described as plentiful. The existing tenant is willing to remain and renew the lease, providing a potential path for continued occupancy under a future lease arrangement.
Key Highlights
- 3,356‑square‑foot office building in Bedford, NH
- Presently used as an insurance office
- Tenant willing to stay and renew the lease
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
$58,920
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
8.73%
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%
$1,178,400
$1.2M
Cap Rate 7%
$841,714
$841.7K
Cap Rate 9%
$654,667
$654.7K
Market Conditions
NOI Build-Up for 3,356 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
$90.6K $27.00/SF
− Vacancy
−$12.1K −$3.59/SF
EGI
$78.6K $23.41/SF
− OpEx
−$19.6K −$5.85/SF
NOI
$58.9K $17.56/SF
Area
Hillsborough County, NH
Vacancy
13.30%
Lease Rate
$27.00 /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%
$1,178,400
Cap Rate 7%
$841,714
Cap Rate 9%
$654,667
Alternative Uses
Best Use
Office B
$841.7K
$736.5K – $982.0K
NOI $58,920 @ 7.0% cap · market cap 8.73%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.15M
$5.38M – $7.17M
NOI $430,407 @ 7.0% cap · market cap 63.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
897
Businesses Nearby
Explore this area
Business Placement
Demographics for 03110, NH
23,322
Population
8,185
Households
2.8
Avg Household Size
44
Median Age
61%
College-Educated
97%
High-School Grad
32.8 sq mi
ZIP Area
711
Density / Sq Mi
$160,253
Median Household Income
$70,344
Median Earnings
$1,913
Median Rent
$582,000
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 - Current insurance-office use and proximity to I-93, I-293, and Route 101 support continued commercial occupancy.
Where is this office building located?
The property is located at 36 South River Road Bedford, NH.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 3,356‑square‑foot office building in Bedford, NH; Presently used as an insurance office; Tenant willing to stay and renew the lease
