Standalone Office
For Sale
$1,200,000
50 Pinewood Rd, Allenstown, NH 03275
Flexible commercial workspace available for owner occupancy or leasing in part or as a whole.
Property Size8,000 SF
Price / SF$169.04
Days on Market28
Property Features for 50 Pinewood Rd
General Information
Standard status
Active
Size
8,000 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
1979
Buildings
1
Building Size
8,000 SF
Listing Agency:
Coldwell Banker Realty Gilford NH
(603) 524-2255
Listed By:
Reed Heath
Source:
Carolslocum
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 29 at 9:02AM
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 Realty Gilford NH
Investment Insights
Based on property information with market context.
This standalone office building was constructed in 1979 after being separated from a professional office condominium cluster. The property is not subject to association fees and offers flexible commercial space that can support an owner’s headquarters or leasing strategy. The building is available for lease in part or in its entirety, creating options for different occupancy plans.
Located in Allenstown, New Hampshire, the property sits near two major north-south corridors and is positioned for access within the state. Preliminary discussions with the town have included a possible residential use conversion, subject to formal plans and approvals. The existing business is offered separately.
Located in Allenstown, New Hampshire, the property sits near two major north-south corridors and is positioned for access within the state. Preliminary discussions with the town have included a possible residential use conversion, subject to formal plans and approvals. The existing business is offered separately.
Key Highlights
- Standalone office building separated from a former professional office condominium cluster
- No association fees
- Flexible office configuration for owner occupancy or lease space
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
$99,248
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
8.27%
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%
$1,984,960
$2.0M
Cap Rate 7%
$1,417,829
$1.4M
Cap Rate 9%
$1,102,756
$1.1M
Market Conditions
NOI Build-Up for 7,099 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
$153.3K $21.60/SF
− Vacancy
−$21.0K −$2.96/SF
EGI
$132.3K $18.64/SF
− OpEx
−$33.1K −$4.66/SF
NOI
$99.2K $13.98/SF
Area
Merrimack County, NH
Vacancy
13.70%
Lease Rate
$21.60 /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%
$1,984,960
Cap Rate 7%
$1,417,829
Cap Rate 9%
$1,102,756
Alternative Uses
Best Use
Office B
$1.42M
$1.24M – $1.65M
NOI $99,248 @ 7.0% cap · market cap 8.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,390 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
156
Businesses Nearby
Explore this area
Business Placement
Demographics for 03275, NH
11,946
Population
4,739
Households
2.5
Avg Household Size
42
Median Age
25%
College-Educated
91%
High-School Grad
43.0 sq mi
ZIP Area
278
Density / Sq Mi
$84,776
Median Household Income
$43,850
Median Earnings
$1,258
Median Rent
$309,400
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 - Flexible commercial workspace available for owner occupancy or leasing in part or as a whole.
Where is this office building located?
The property is located at 50 Pinewood Rd Allenstown, NH.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Standalone office building separated from a former professional office condominium cluster; No association fees; Flexible office configuration for owner occupancy or lease space
