Mixed-Use Building with Restaurant
For Sale
$499,000
514 Us Route 302, Bartlett, NH 03812
Level commercial property with parking, updated electrical service, and approval for restaurant and bar conversion.
Property Size3,500 SF
Price / SF$142.57
Days on Market17
Property Features for 514 Us Route 302
General Information
Standard status
Active
Size
3,500 SF
Building Details
Year Built
1965
Listing Agency:
Senne Residential LLC
Listed By:
Margery J MacDonald
Source:
Teamtringali
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 25 at 5:34AM
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 Senne Residential LLC
Investment Insights
Based on property information with market context.
This 3,500-square-foot mixed-use building on 1.9 acres includes a 2,300-square-foot commercial laundry area and a two-bedroom residential unit. The property is offered as-is and needs cosmetic work. Existing improvements include three full bathrooms, one half bath, a partial full basement, a drilled well, updated electrical service, and on-site equipment, some of which is not functional. Built in 1965, the building also benefits from a chambered septic system approved for 2,735 gallons per day.
A town approval is in place to convert the laundry area into a 32-seat restaurant and 32-seat bar. The level site provides a large parking area and 246 feet of frontage on Route 302 in lower Bartlett, near Attitash Bear Peak Ski Resort. The property is positioned for mixed-use occupancy with an existing commercial component and residential space.
A town approval is in place to convert the laundry area into a 32-seat restaurant and 32-seat bar. The level site provides a large parking area and 246 feet of frontage on Route 302 in lower Bartlett, near Attitash Bear Peak Ski Resort. The property is positioned for mixed-use occupancy with an existing commercial component and residential space.
Key Highlights
- 3,500 SF mixed‑use building on 1.9 acres
- 2,300 SF commercial laundry area plus a two‑bedroom residential unit
- Town approval for conversion to a 32‑seat restaurant and 32‑seat bar
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
$44,415
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
8.90%
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%
$888,300
$888.3K
Cap Rate 7%
$634,500
$634.5K
Cap Rate 9%
$493,500
$493.5K
Market Conditions
NOI Build-Up for 3,500 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
$63.0K $18.00/SF
− Vacancy
−$3.8K −$1.08/SF
EGI
$59.2K $16.92/SF
− OpEx
−$14.8K −$4.23/SF
NOI
$44.4K $12.69/SF
Area
Carroll County, NH
Vacancy
6.00%
Lease Rate
$18.00 /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%
$888,300
Cap Rate 7%
$634,500
Cap Rate 9%
$493,500
Alternative Uses
Best Use
Specialty Retail
$634.5K
$555.2K – $740.3K
NOI $44,415 @ 7.0% cap · market cap 8.90%
Second Best
Mixed Use
$607.5K
$531.6K – $708.8K
NOI $42,525 @ 7.0% cap · market cap 8.52%
Theoretical Best
Office A
$873.9K
$764.7K – $1.02M
NOI $61,176 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 03812, NH
936
Population
1,563
Households
0.6
Avg Household Size
53
Median Age
48%
College-Educated
100%
High-School Grad
58.6 sq mi
ZIP Area
16
Density / Sq Mi
$37,750
Median Earnings
$345,800
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 - Level commercial property with parking, updated electrical service, and approval for restaurant and bar conversion.
Where is this mixed-use property located?
The property is located at 514 Us Route 302 Bartlett, NH.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,500 SF mixed‑use building on 1.9 acres; 2,300 SF commercial laundry area plus a two‑bedroom residential unit; Town approval for conversion to a 32‑seat restaurant and 32‑seat bar
