Mixed-Use Triplex with
For Sale
$399,900
6 Dawson St, Milton, NH 03851
Mixed-use triplex with residential interiors and a spacious storefront with high ceilings and display windows.
Property Size2,970 SF
Price / SF$134.65
Days on Market53
Property Features for 6 Dawson St
General Information
Standard status
Active
Size
2,970 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Building Details
Year Built
1850
Listing Agency:
RE/MAX Shoreline
Listed By:
Andy Yau
Source:
603propertygroup
Added: Jul 25
Changed: Sep 8
Last Checked: Sep 14 at 3:56PM
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 RE/MAX Shoreline
Investment Insights
Based on property information with market context.
This mixed-use triplex includes residential units with hardwood floors, wood kitchen cabinets, and tin ceilings, along with brand-new heating systems. A separate commercial storefront unit offers spacious, flexible layout with high ceilings, tin ceilings, expansive display windows, and a dedicated back area for additional workspace or storage. The property also features separate utilities, which can support easier management of residential versus commercial operations.
Located in downtown Milton, the storefront faces Milton Three Ponds and provides views of the pond. The property is described as being minutes from schools, convenience stores, town hall, the Seacoast, lakes, mountains, and major routes including Route 16.
The offering is listed as FHA financeable. An adjacent lot is available for purchase as part of a package deal (MLS #5100761).
Located in downtown Milton, the storefront faces Milton Three Ponds and provides views of the pond. The property is described as being minutes from schools, convenience stores, town hall, the Seacoast, lakes, mountains, and major routes including Route 16.
The offering is listed as FHA financeable. An adjacent lot is available for purchase as part of a package deal (MLS #5100761).
Key Highlights
- Mixed‑use triplex built in 1850 with approximately 3,000 SF of combined space
- Includes a spacious commercial unit over 1,500 SF with high ceilings, tin ceilings, and expansive display windows
- Residential units feature hardwood floors, wood kitchen cabinets, and elegant tin ceilings
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
$36,000
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
9.00%
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%
$720,000
$720.0K
Cap Rate 7%
$514,286
$514.3K
Cap Rate 9%
$400,000
$400.0K
Market Conditions
NOI Build-Up for 2,970 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
$53.5K $18.00/SF
− Vacancy
−$2.0K −$0.68/SF
EGI
$51.4K $17.32/SF
− OpEx
−$15.4K −$5.19/SF
NOI
$36.0K $12.12/SF
Area
Strafford County, NH
Vacancy
3.80%
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%
$720,000
Cap Rate 7%
$514,286
Cap Rate 9%
$400,000
Alternative Uses
Best Use
Retail
$514.3K
$450.0K – $600.0K
NOI $36,000 @ 7.0% cap · market cap 9.00%
Second Best
Multifamily LT 5
$430.7K
$376.9K – $502.5K
NOI $30,150 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$794.6K
$695.3K – $927.0K
NOI $55,620 @ 7.0% cap · market cap 13.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 03851, NH
3,891
Population
1,785
Households
2.2
Avg Household Size
47
Median Age
17%
College-Educated
91%
High-School Grad
26.3 sq mi
ZIP Area
148
Density / Sq Mi
$98,750
Median Household Income
$49,178
Median Earnings
$1,503
Median Rent
$282,500
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Mixed-use triplex with residential interiors and a spacious storefront with high ceilings and display windows.
Where is this triplex located?
The property is located at 6 Dawson St Milton, NH.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Mixed‑use triplex built in 1850 with approximately 3,000 SF of combined space; Includes a spacious commercial unit over 1,500 SF with high ceilings, tin ceilings, and expansive display windows; Residential units feature hardwood floors, wood kitchen cabinets, and elegant tin ceilings
