Standalone Office Building with Private
For Sale
$699,900
391 W Main St, Tilton, NH 03276
Furnished office property with private workrooms, reception space, on-site storage, parking, and municipal water and sewer.
Property Size2,034 SF
Price / SF$344.10
Days on Market25
Property Features for 391 W Main St
General Information
Standard status
Active
Size
2,034 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Furnished
Yes
Building Details
Year Built
1880
Buildings
1
Listing Agency:
Duston Leddy Real Estate
(800) 387-8533
Listed By:
Roger Howe
Source:
Lyvrealty
Added: Aug 5
Changed: Aug 27
Last Checked: Aug 28 at 12:48PM
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 Duston Leddy Real Estate
Investment Insights
Based on property information with market context.
This standalone office building offers 2,034 square feet of workspace arranged with four private offices, a reception area, and additional office areas that support varied professional configurations. The property was built in 1880 and is being sold fully furnished. A dry basement and attached storage room provide additional utility for files, equipment, or supplies.
Located at 391 W Main St in Tilton, the property includes municipal water and sewer connections, heating, electrical service, and underground utilities. Wide curb cuts provide access to Route 3, while on-site parking accommodates staff and visitors. The property also offers direct connections to I-93 for regional travel.
Located at 391 W Main St in Tilton, the property includes municipal water and sewer connections, heating, electrical service, and underground utilities. Wide curb cuts provide access to Route 3, while on-site parking accommodates staff and visitors. The property also offers direct connections to I-93 for regional travel.
Key Highlights
- 2,034 SF standalone office building in Tilton, NH
- Four dedicated private offices plus reception and additional office areas
- Built in 1880 and offered fully furnished
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
$26,981
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
3.85%
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%
$539,620
$539.6K
Cap Rate 7%
$385,443
$385.4K
Cap Rate 9%
$299,789
$299.8K
Market Conditions
NOI Build-Up for 2,034 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
$41.5K $20.40/SF
− Vacancy
−$5.5K −$2.71/SF
EGI
$36.0K $17.69/SF
− OpEx
−$9.0K −$4.42/SF
NOI
$27.0K $13.27/SF
Area
Belknap County, NH
Vacancy
13.30%
Lease Rate
$20.40 /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%
$539,620
Cap Rate 7%
$385,443
Cap Rate 9%
$299,789
Alternative Uses
Best Use
Office B
$385.4K
$337.3K – $449.7K
NOI $26,981 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$483.7K
$423.2K – $564.3K
NOI $33,859 @ 7.0% cap · market cap 4.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 03276, NH
8,766
Population
3,984
Households
2.2
Avg Household Size
44
Median Age
26%
College-Educated
91%
High-School Grad
39.3 sq mi
ZIP Area
223
Density / Sq Mi
$79,270
Median Household Income
$47,810
Median Earnings
$1,024
Median Rent
$245,500
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 - Furnished office property with private workrooms, reception space, on-site storage, parking, and municipal water and sewer.
Where is this office building located?
The property is located at 391 W Main St Tilton, NH.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 2,034 SF standalone office building in Tilton, NH; Four dedicated private offices plus reception and additional office areas; Built in 1880 and offered fully furnished
