Office/Flex Building with
For Sale
Contact for pricing
6 Kitty Hawk Landing, Londonderry, NH 03053
Professionally finished office space with a basement warehouse, loading docks, and drive-in access on a development-ready hilltop site.
Property Size33,110 SF
Lot Size15.00 Acres
Price / SF$286.92
Days on Market63
Property Features for 6 Kitty Hawk Landing
General Information
Standard status
Active
Size
33,110 SF
Lot size
15.00 Acres
Property subtype
Office, Mixed Use, Land
Zoning
IND-1
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Year Built
2013
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Colliers - Manchester, New Hampshire
(603) 623-0100
Listed By:
Daniel Scanlon · License #NH 053132
Source:
Crexi
Added: Jun 11
Changed: Aug 10
Last Checked: Aug 11 at 2:08PM
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 Colliers - Manchester, New Hampshire
Investment Insights
Based on property information with market context.
The property is a 33,110± SF office/flex building on a 15-acre hilltop site. It features two floors of professionally finished office space and a basement warehouse component, including two loading docks and a drive-in door. Ribbon windows wrap the building perimeter, designed to provide abundant natural light while taking advantage of the site views. The site includes a pond with a walkway, and extensive site work has been completed, resulting in a development-ready pad site for additional uses.
The site is adjacent to The Village on Technology Hill, a planned unit development that includes 440 apartments and more than 350,000± SF of additional commercial and industrial space. Access is described as excellent to I-93 via Exit 5, with nearby amenities along South Willow Street, which includes retail, dining, hospitality, and service options.
For tenants and buyers seeking a built-in office and distribution-ready component, the combination of finished work areas and a functional warehouse setup supports flexible operating models. The presence of an additional development-ready pad site, along with foreign trade zone eligibility, may be particularly relevant for users considering future expansion or international trade-related activities.
The site is adjacent to The Village on Technology Hill, a planned unit development that includes 440 apartments and more than 350,000± SF of additional commercial and industrial space. Access is described as excellent to I-93 via Exit 5, with nearby amenities along South Willow Street, which includes retail, dining, hospitality, and service options.
For tenants and buyers seeking a built-in office and distribution-ready component, the combination of finished work areas and a functional warehouse setup supports flexible operating models. The presence of an additional development-ready pad site, along with foreign trade zone eligibility, may be particularly relevant for users considering future expansion or international trade-related activities.
Key Highlights
- 15‑acre hilltop site with views includes 33,110± SF office/flex building built in 2013
- Professionally finished 2‑story office space plus basement warehouse with 2 loading docks and a drive‑in door
- Ribbon windows wrap the building perimeter for abundant natural light
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
$568,386
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
5.98%
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%
$11,367,720
$11.4M
Cap Rate 7%
$8,119,800
$8.1M
Cap Rate 9%
$6,315,400
$6.3M
Market Conditions
NOI Build-Up for 33,110 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
$874.1K $26.40/SF
− Vacancy
−$116.3K −$3.51/SF
EGI
$757.8K $22.89/SF
− OpEx
−$189.5K −$5.72/SF
NOI
$568.4K $17.17/SF
Area
Rockingham County, NH
Vacancy
13.30%
Lease Rate
$26.40 /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%
$11,367,720
Cap Rate 7%
$8,119,800
Cap Rate 9%
$6,315,400
Alternative Uses
Best Use
Office B
$8.12M
$7.10M – $9.47M
NOI $568,386 @ 7.0% cap · market cap 5.98%
Second Best
Flex RnD
$5.42M
$4.74M – $6.32M
NOI $379,484 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$11.02M
$9.65M – $12.86M
NOI $771,627 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03053, NH
25,646
Population
9,751
Households
2.6
Avg Household Size
42
Median Age
49%
College-Educated
97%
High-School Grad
41.7 sq mi
ZIP Area
615
Density / Sq Mi
$132,241
Median Household Income
$60,812
Median Earnings
$1,837
Median Rent
$464,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Professionally finished office space with a basement warehouse, loading docks, and drive-in access on a development-ready hilltop site.
Where is this flex space located?
The property is located at 6 Kitty Hawk Landing Londonderry, NH.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: 15‑acre hilltop site with views includes 33,110± SF office/flex building built in 2013; Professionally finished 2‑story office space plus basement warehouse with 2 loading docks and a drive‑in door; Ribbon windows wrap the building perimeter for abundant natural light
