Mixed-Use Triplex with
For Sale
$399,900
6 Dawson Street, Milton, NH 03851
Multi-Family, Milton, NH
Property Size2,970 SF
Lot Size0.13 Acres
Price / SF$134.65
Days on Market47
Property Features for 6 Dawson Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
HIGH D
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bathroom 2, Bathroom 3, Basement, Bathroom 1, Bedroom 1, Bedroom 2
Lot features
Level
Standard status
Active
Size
2,970 SF
Lot size
0.13 Acres
Utilities
Utilities
Cable Available
Heating system
Oil, Forced Air, Propane (Heating), Electric (Heating), Hot Water(Heating)
Water source
Public
Amenities
high ceilings
tin ceilings
expansive display windows
dedicated back area
Building Details
Year built
1850
Floors in Building
2
Number of units
3
Building materials
Wood Frame, Clapboard Exterior, Vinyl Exterior
Roof type
Shingle
Architectural style
Other
Listing Agency:
RE/MAX Shoreline · RE/MAX International
(603) 431-1111
Listed By:
Andy Yau · License #074320
(603) 969-6216
Added: Jul 20
Changed: Sep 3
Last Checked: Sep 4 at 12:06PM
MLS# 5100760
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 mixed-use property contains approximately 2,970 square feet and was built in 1850. The configuration includes three residential units and a commercial component exceeding 1,500 square feet. Residential interiors feature hardwood flooring, wood kitchen cabinetry, and tin ceilings, while the commercial area adds high ceilings, display windows, and a rear workspace or storage area. Recent heating-system upgrades support the building’s oil, propane, and electric heating systems. Separate utilities serve the property, which also has a basement, public water, cable availability, and a shingle roof.
Located at 6 Dawson Street in downtown Milton, the property sits directly across from Milton Three Ponds, with views toward the water and access to boating, fishing, and kayaking. Schools, convenience stores, town hall, the Seacoast, lakes, mountains, and Route 16 are within the surrounding area. The property is zoned HIGH D, occupies 0.13 acres, and is FHA financeable. A potential cap rate over 14% is indicated in the property information.
Located at 6 Dawson Street in downtown Milton, the property sits directly across from Milton Three Ponds, with views toward the water and access to boating, fishing, and kayaking. Schools, convenience stores, town hall, the Seacoast, lakes, mountains, and Route 16 are within the surrounding area. The property is zoned HIGH D, occupies 0.13 acres, and is FHA financeable. A potential cap rate over 14% is indicated in the property information.
Key Highlights
- Mixed‑use triplex with approximately 2,970 SF of total property size
- Three residential units plus a commercial unit exceeding 1,500 SF
- Commercial space includes high ceilings, display windows, and rear workspace or storage
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
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
53
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic downtown property combines residential character with flexible commercial space and separate utilities.
Where is this mixed-use property located?
The property is located at 6 Dawson Street 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 with approximately 2,970 SF of total property size; Three residential units plus a commercial unit exceeding 1,500 SF; Commercial space includes high ceilings, display windows, and rear workspace or storage
