Mixed-Use Building with Restaurant
For Sale
$499,000
514 US Route 302, Bartlett, NH 03812
Commercial Sale, Bartlett, NH
Property Size3,500 SF
Lot Size1.90 Acres
Price / SF$142.57
Days on Market62
Property Features for 514 US Route 302
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Rooms
Basement
Lot features
Near Skiing, Level, Major Road Frontage
Directions
Route 302 just south of Attitash Bear Peak Resort on the northerly side of the road.
Standard status
Active
Lot size
1.90 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3877
Utilities
Utilities
Propane
Heating system
Propane (Heating)
Water source
Private, Well
Building Details
Year built
1965
Building materials
Vertical Siding, Wood Siding
Roof type
Tar/Gravel, Shingle
Listing Agency:
Senne Residential LLC
(603) 356-9444
Listed By:
Margery MacDonald
(617) 314-9400
Added: Jun 22
Changed: Aug 20
Last Checked: Aug 22 at 4:06PM
MLS# 5096091
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.
This 3,500-square-foot mixed-use building on 1.9 acres combines commercial and residential components. A commercial laundry operation occupies 2,300 square feet, while the property also includes a two-bedroom residential unit. Town approval is in place to convert the commercial area into a 32-seat restaurant with a 32-seat bar. The building is being offered as-is and requires cosmetic work; some equipment remains nonfunctional.
The property has 246 feet of frontage on US Route 302 in Bartlett, near Attitash Bear Peak Ski Resort. Site improvements include a large parking area, a private drilled well, updated electrical service, and a chambered septic system approved for 2,735 gallons per day. The 1965 building also provides three full bathrooms, one half bath, and a partial full basement.
The property has 246 feet of frontage on US Route 302 in Bartlett, near Attitash Bear Peak Ski Resort. Site improvements include a large parking area, a private drilled well, updated electrical service, and a chambered septic system approved for 2,735 gallons per day. The 1965 building also provides three full bathrooms, one half bath, and a partial full basement.
Key Highlights
- 3,500 SF mixed‑use building on 1.9 acres
- Laundry business occupies 2,300 SF; two‑bedroom residential unit included
- Town approval for a 32‑seat restaurant and 32‑seat bar conversion
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
$42,525
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
8.52%
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%
$850,500
$850.5K
Cap Rate 7%
$607,500
$607.5K
Cap Rate 9%
$472,500
$472.5K
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
$75.6K $21.60/SF
− Vacancy
−$7.6K −$2.16/SF
EGI
$68.0K $19.44/SF
− OpEx
−$25.5K −$7.29/SF
NOI
$42.5K $12.15/SF
Area
Carroll County, NH
Vacancy
10.00%
Lease Rate
$21.60 /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%
$850,500
Cap Rate 7%
$607,500
Cap Rate 9%
$472,500
Alternative Uses
Best Use
Mixed Use
$607.5K
$531.6K – $708.8K
NOI $42,525 @ 7.0% cap · market cap 8.52%
Second Best
—
—
no second resolved use
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
Lease Details
1
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
26
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial building with an approved restaurant and bar conversion, residential accommodation, private well, and substantial parking area.
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; Laundry business occupies 2,300 SF; two‑bedroom residential unit included; Town approval for a 32‑seat restaurant and 32‑seat bar conversion
