Four-Unit Mixed-Use
For Sale
$579,900
459 Lake Street, Bristol, NH 03222
Multi-Family, Bristol, NH
Property Size5,280 SF
Lot Size0.95 Acres
Price / SF$109.83
Days on Market106
Property Features for 459 Lake Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Village Commercial
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 3, Bathroom 3, Bedroom 5, Bathroom 4, Bathroom 2, Bedroom 2, Bedroom 4, Basement, Bathroom 1
Patio and Porch features
Deck
Exterior features
Deck
Appliances
Propane Water Heater, Shared Water Heater
Lot features
City Lot, Corner, Landscaped
Elementary school
Bristol Elementary School
Middle school
Newfound Memorial Middle Sch
High school
Newfound Regional High Sch
Elementary school district
Newfound Sch Dst SAU 4
Middle school district
Newfound Sch Dst SAU 4
High school district
Newfound Sch Dst SAU 4
Directions
FROM BRISTOL SQUARE: Take Pleasant Street (Route 104-W) to the Traffic Light. Go straight onto Lake St .9 miles. The property on your LEFT at the corner of Crescent St. & Lake St. #459.
Standard status
Active
Size
5,280 SF
Lot size
0.95 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5436
Utilities
Utilities
Cable Available
Heating system
Electric (Heating), Propane (Heating)
Cooling system
Central Air
Water source
Public
Amenities
conference room
kitchen area
Building Details
Year built
1986
Floors in Building
3
Number of units
4
Flooring type
Vinyl, Carpet
Building materials
Wood Frame, Clapboard Exterior, Wood Exterior
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
Old Mill Properties REALTORS
(603) 744-8526
Listed By:
Lorna Platts Sirois · License #067572
(603) 630-6481
Added: May 22
Changed: Sep 1
Last Checked: Sep 4 at 12:06AM
MLS# 5090605
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 459 Lake Street in Bristol, this 5,280-square-foot mixed-use property contains four units within a 1986 Colonial-style building on 0.95 acres. Extensive interior renovations were completed in 2018. The main level includes a five-room commercial suite with a lobby and reception area, half bath, and laundry hookups. A separate lower-level office layout provides three private offices, a shared workroom with built-in stations, a conference room, half bath, and kitchen area.
The upper floors contain a three-bedroom apartment and a two-bedroom apartment, both updated in 2018. Site improvements include a paved, level parking area with space for 15+ vehicles and a deck. The property is zoned Village Commercial and served by public water. Building features include central air, propane and electric heating, a shingle roof, and wood-frame construction with clapboard and wood exterior finishes.
The upper floors contain a three-bedroom apartment and a two-bedroom apartment, both updated in 2018. Site improvements include a paved, level parking area with space for 15+ vehicles and a deck. The property is zoned Village Commercial and served by public water. Building features include central air, propane and electric heating, a shingle roof, and wood-frame construction with clapboard and wood exterior finishes.
Key Highlights
- Four‑unit mixed‑use building with commercial and residential components
- 5,280 square feet on 0.95 acres in Bristol
- Main‑floor commercial suite includes five rooms, lobby, reception area, half bath, and laundry hookups
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
$48,003
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
8.28%
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%
$960,060
$960.1K
Cap Rate 7%
$685,757
$685.8K
Cap Rate 9%
$533,367
$533.4K
Market Conditions
NOI Build-Up for 5,280 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
$91.9K $17.40/SF
− Vacancy
−$4.6K −$0.87/SF
EGI
$87.3K $16.53/SF
− OpEx
−$39.3K −$7.44/SF
NOI
$48.0K $9.09/SF
Area
Grafton County, NH
Vacancy
5.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$960,060
Cap Rate 7%
$685,757
Cap Rate 9%
$533,367
Alternative Uses
Best Use
Office B
$912.3K
$798.3K – $1.06M
NOI $63,860 @ 7.0% cap · market cap 11.01%
Second Best
Mixed Use
$780.7K
$683.1K – $910.8K
NOI $54,648 @ 7.0% cap · market cap 9.42%
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,301 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
Explore this area
Business Placement
Demographics for 03222, NH
5,743
Population
4,071
Households
1.4
Avg Household Size
50
Median Age
28%
College-Educated
90%
High-School Grad
71.3 sq mi
ZIP Area
81
Density / Sq Mi
$78,535
Median Household Income
$43,453
Median Earnings
$1,246
Median Rent
$256,500
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?
Mixed-use property - Renovated commercial and residential configuration combines office space with two upper-level apartments.
Where is this mixed-use property located?
The property is located at 459 Lake Street Bristol, NH.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: Four‑unit mixed‑use building with commercial and residential components; 5,280 square feet on 0.95 acres in Bristol; Main‑floor commercial suite includes five rooms, lobby, reception area, half bath, and laundry hookups
