Two-Unit Flex
New
For Sale
$599,000
46 Suncook Valley Road, Alton, NH 03809
Two commercial units combine garage bays, storage rooms, offices, bathrooms, and outdoor storage capacity.
Property Size3,223 SF
Price / SF$185.85
Days on Market6
Property Features for 46 Suncook Valley Road
General Information
Standard status
Active
Size
3,223 SF
Property subtype
Commercial
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Additional Details
Drive-In Doors
2
Service Bays
4
Amenities
epoxy flooring
electric overhead drive-in doors
propane heat
bathroom
office
storage rooms
metal storage containers
new electrical panel
Building Details
Year Built
1965
Listing Agency:
Maxfield Real Estate/Wolfeboro
Listed By:
Martha Trepanier
(603) 569-3128
Source:
Greatislandrealty
Added: Aug 29
Changed: Sep 2
Last Checked: Sep 1 at 8:26PM
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 Maxfield Real Estate/Wolfeboro
Investment Insights
Based on property information with market context.
Built in 1965, this two-unit flex property combines service, storage, and workspace improvements on an oversized lot. The front unit contains two bays with new epoxy flooring, two electric overhead drive-in doors, propane heat, a bathroom, and a small office with a propane heater. The rear unit adds two large garage bays, three storage or warehouse rooms, and an oil-heated bathroom. Two exterior metal storage containers supplement the building’s storage capacity, while the lot provides parking and room for vehicles, boats, trailers, and equipment. A new electrical panel has also been installed.
The property is located at 46 Suncook Valley Road in Alton, NH, just off the Alton Traffic Circle. The site offers visibility and access to major routes, with zoning identified as RC.
The property is located at 46 Suncook Valley Road in Alton, NH, just off the Alton Traffic Circle. The site offers visibility and access to major routes, with zoning identified as RC.
Key Highlights
- Two‑unit flex property with four garage bays and three storage or warehouse rooms
- Front unit includes two electric overhead drive‑in doors and new epoxy flooring
- Rear unit includes two large garage bays, three storage/warehouse rooms, and a bathroom
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
$37,970
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
6.34%
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%
$759,400
$759.4K
Cap Rate 7%
$542,429
$542.4K
Cap Rate 9%
$421,889
$421.9K
Market Conditions
NOI Build-Up for 3,223 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
$58.0K $18.00/SF
− Vacancy
−$3.8K −$1.17/SF
EGI
$54.2K $16.83/SF
− OpEx
−$16.3K −$5.05/SF
NOI
$38.0K $11.78/SF
Area
Belknap County, NH
Vacancy
6.50%
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%
$759,400
Cap Rate 7%
$542,429
Cap Rate 9%
$421,889
Alternative Uses
Best Use
Retail
$542.4K
$474.6K – $632.8K
NOI $37,970 @ 7.0% cap · market cap 6.34%
Second Best
Flex RnD
$527.5K
$461.6K – $615.4K
NOI $36,925 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$766.4K
$670.6K – $894.2K
NOI $53,651 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
4
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03809, NH
3,644
Population
2,001
Households
1.8
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
40.1 sq mi
ZIP Area
91
Density / Sq Mi
$92,278
Median Household Income
$44,726
Median Earnings
$616
Median Rent
$331,900
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two commercial units combine garage bays, storage rooms, offices, bathrooms, and outdoor storage capacity.
Where is this flex space located?
The property is located at 46 Suncook Valley Road Alton, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑unit flex property with four garage bays and three storage or warehouse rooms; Front unit includes two electric overhead drive‑in doors and new epoxy flooring; Rear unit includes two large garage bays, three storage/warehouse rooms, and a bathroom
