Renovated Mixed-Use
New
For Sale
$399,999
45 Hanson Street, Rochester, NH 03867
Ground-floor salon space pairs with a second-floor apartment and separately metered water and sewer utilities.
Property Size1,635 SF
Lot Size0.20 Acres
Price / SF$244.65
Days on Market2
Property Features for 45 Hanson Street
General Information
Standard status
Active
Size
1,635 SF
Lot size
0.20 Acres
Property subtype
Multi-Family
Zoning
DTC
Additional Details
Opportunity Zone
Yes
Utilities to Site
Yes
Multifamily Units
1
Building Details
Year Built
1900
Year Renovated
2020
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
KW Coastal and Lakes & Mountains Realty
Listed By:
Jaylan Archer · License #15905
(603) 534-0104
Source:
Onyxregroup
Added: Sep 2
Last Checked: Sep 2 at 2:01PM
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 KW Coastal and Lakes & Mountains Realty
Investment Insights
Based on property information with market context.
Renovated in 2020, this mixed-use building combines a ground-level commercial suite with a residential apartment above. The commercial area is built out as a hair salon, while the upper level provides a separate apartment configuration. Improvements include updated electrical, plumbing, heating, windows, roof, siding, and decks, along with recessed lighting, luxury vinyl flooring, custom exterior trim, and mini-split heating and cooling systems.
The property occupies a 0.20-acre lot at 45 Hanson Street in downtown Rochester, New Hampshire. Water and sewer utilities are separated between the commercial and residential components. DTC zoning has no density restrictions, and the property information identifies potential for an additional 7+ residential units or condos. The site is also within an Opportunity Zone.
The property occupies a 0.20-acre lot at 45 Hanson Street in downtown Rochester, New Hampshire. Water and sewer utilities are separated between the commercial and residential components. DTC zoning has no density restrictions, and the property information identifies potential for an additional 7+ residential units or condos. The site is also within an Opportunity Zone.
Key Highlights
- Renovated in 2020 with updated electrical, plumbing, heating, windows, roof, siding, and decks
- Ground‑floor commercial space built out as a hair salon
- Second‑floor residential apartment
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
$19,818
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
4.95%
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%
$396,360
$396.4K
Cap Rate 7%
$283,114
$283.1K
Cap Rate 9%
$220,200
$220.2K
Market Conditions
NOI Build-Up for 1,635 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
$29.4K $18.00/SF
− Vacancy
−$1.1K −$0.68/SF
EGI
$28.3K $17.32/SF
− OpEx
−$8.5K −$5.19/SF
NOI
$19.8K $12.12/SF
Area
Strafford County, NH
Vacancy
3.80%
Lease Rate
$18.00 /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%
$396,360
Cap Rate 7%
$283,114
Cap Rate 9%
$220,200
Alternative Uses
Best Use
Retail
$283.1K
$247.7K – $330.3K
NOI $19,818 @ 7.0% cap · market cap 4.95%
Second Best
Mixed Use
$235.0K
$205.6K – $274.1K
NOI $16,447 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$437.4K
$382.7K – $510.3K
NOI $30,619 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
46k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 48%
Dunkin' Donuts
Dining
11,703 visits/mo
0.4 miles
Cumberland Farms
Shops & Services
9,980 visits/mo
0.3 miles
KFC
Dining
7,595 visits/mo
0.5 miles
AutoZone
Shops & Services
4,540 visits/mo
0.4 miles
SUBWAY
Dining
3,882 visits/mo
0.5 miles
Demographics for 03867, NH
22,369
Population
10,458
Households
2.1
Avg Household Size
44
Median Age
25%
College-Educated
93%
High-School Grad
28.4 sq mi
ZIP Area
788
Density / Sq Mi
$74,397
Median Household Income
$42,613
Median Earnings
$1,217
Median Rent
$259,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor salon space pairs with a second-floor apartment and separately metered water and sewer utilities.
Where is this mixed-use property located?
The property is located at 45 Hanson Street Rochester, NH.
What is the asking price?
The asking price for this property is $399,999.
What are key features of this property?
This property features: Renovated in 2020 with updated electrical, plumbing, heating, windows, roof, siding, and decks; Ground‑floor commercial space built out as a hair salon; Second‑floor residential apartment
