Building Details

Year Built 1793

Construction colonial

Listing Agency: Boston Realty Advisors Show Phone

Listed By: Chris Bernier Show Phone

Source: Churchillprop

Added: Sep 12 Changed: Sep 15 Last Checked: Sep 15 at 6:15AM

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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 Boston Realty Advisors

Investment Insights

Based on property information with market context.

This 5,680-square-foot mixed-use property occupies 1.1 acres and includes a 14-room colonial building, an attached two-story barn, and an improved detached garage. Historic interior elements include six open-hearth fireplaces, original Indian shutters, and Moses Eaton stenciling. The layout includes 5+ bedrooms and 5.5 baths, including a private owner’s suite, with space that can support hospitality, event, office, café, gallery, retreat, or live/work concepts subject to town approvals.

The triangular site has approximately 1,050 feet of combined road frontage on all three sides near the Gilmanton Four Corners intersection of Routes 107 and 140. The Village District zoning and Historic District setting provide important context for future planning, with due diligence required regarding permitted uses. Recent work includes a new well, extensive plumbing improvements, barn structural restoration, and site enhancements. The detached garage received foundation, concrete-floor, and roof improvements, with the new roof completed in 2024.

Key Highlights

• 5,680 SF mixed‑use property on 1.1 acres
• 14‑room colonial with 5+ bedrooms and 5.5 baths
• Approximately 1,050 feet of road frontage across all three sides of the triangular lot

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

$52,334

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

5.81%

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%

$1,046,680 $1.0M

Cap Rate 7%

$747,629 $747.6K

Cap Rate 9%

$581,489 $581.5K

Market Conditions

NOI Build-Up for 5,680 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

$92.0K $16.20/SF

− Vacancy

−$8.3K −$1.46/SF

EGI

$83.7K $14.74/SF

− OpEx

−$31.4K −$5.53/SF

NOI

$52.3K $9.21/SF

Area

Belknap County, NH

Vacancy

9.00%

Lease Rate

$16.20 /SF/Yr

Expense Ratio

37.50%

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%

$1,046,680

Cap Rate 7%

$747,629

Cap Rate 9%

$581,489

Alternative Uses

Best Use

Mixed Use

$747.6K

$654.2K – $872.2K (±1% cap)

NOI $52,334 @ 7.0% cap · market cap 5.81%

Second Best

Hotel Hospitality

$610.5K

$534.2K – $712.3K (±1% cap)

NOI $42,736 @ 7.0% cap · market cap 4.75%

Theoretical Best

Office A

$1.35M

$1.18M – $1.58M (±1% cap)

NOI $94,552 @ 7.0% cap · market cap 10.51%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Temperance Tavern Hotel & Motel Rebecca Ronstadt Designs ... (Bike/Boat/Book/etc) Store Robert Ronstadt Publishing House

Suggested Use

Top Pick Storage Facility Furniture & Home Goods Kitchen & Bath Showroom Skin Care Clinic Wine and Liquor Store Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

48

Businesses Nearby

Explore this area Business Placement

Demographics for 03237, NH

2,478

Population

1,340

Households

1.8

Avg Household Size

48

Median Age

43%

College-Educated

98%

High-School Grad

38.0 sq mi

ZIP Area

65

Density / Sq Mi

$107,353

Median Household Income

$53,424

Median Earnings

$317,600

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Period building with an attached barn, improved garage, and flexible space for hospitality, events, offices, or live/work use.

Where is this mixed-use property located?

The property is located at 506 Province Road Gilmanton, NH.

What is the asking price?

The asking price for this property is $899,999.

What are key features of this property?

This property features: 5,680 SF mixed‑use property on 1.1 acres; 14‑room colonial with 5+ bedrooms and 5.5 baths; Approximately 1,050 feet of road frontage across all three sides of the triangular lot