Multi-Level Flex
For Sale
$475,000
6 Main St, Farmington, NH 03835
Commercial property with open areas, private offices, and substantial basement storage in a Route 11 commercial corridor.
Property Size2,026 SF
Price / SF$234.45
Days on Market41
Property Features for 6 Main St
General Information
Standard status
Active
Size
2,026 SF
Additional Details
Road Access
Yes
Building Details
Year Built
1950
Listing Agency:
KW Coastal and Lakes & Mountains Realty
(603) 610-8500
Listed By:
Eric Levin
Source:
Fhghomesnh
Added: Jul 21
Changed: Aug 29
Last Checked: Aug 25 at 4:32AM
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 KW Coastal and Lakes & Mountains Realty
Investment Insights
Based on property information with market context.
Built in 1950, this 2,026-square-foot flex space at 6 Main St features multiple levels, broad open-concept areas, private rooms or offices, and sizable basement storage. The oversized first floor provides a versatile commercial layout suitable for showroom, office, studio, service, retail, wellness, training, or similar uses, subject to approvals.
The property sits within Farmington’s Route 11 and Route 153 commercial corridor, with access to Route 16, Ridge Marketplace, restaurants, retail, and other conveniences. It may be acquired independently or combined with the neighboring property at 471 NH Route 11 for a larger commercial assemblage.
The property sits within Farmington’s Route 11 and Route 153 commercial corridor, with access to Route 16, Ridge Marketplace, restaurants, retail, and other conveniences. It may be acquired independently or combined with the neighboring property at 471 NH Route 11 for a larger commercial assemblage.
Key Highlights
- 2,026‑square‑foot flex space built in 1950
- Multiple levels with open‑concept areas and private rooms or offices
- Large basement areas provide substantial storage capacity
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
$27,666
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
5.82%
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%
$553,320
$553.3K
Cap Rate 7%
$395,229
$395.2K
Cap Rate 9%
$307,400
$307.4K
Market Conditions
NOI Build-Up for 2,026 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
$42.5K $21.00/SF
− Vacancy
−$5.7K −$2.79/SF
EGI
$36.9K $18.21/SF
− OpEx
−$9.2K −$4.55/SF
NOI
$27.7K $13.66/SF
Area
Strafford County, NH
Vacancy
13.30%
Lease Rate
$21.00 /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%
$553,320
Cap Rate 7%
$395,229
Cap Rate 9%
$307,400
Alternative Uses
Best Use
Office B
$395.2K
$345.8K – $461.1K
NOI $27,666 @ 7.0% cap · market cap 5.82%
Second Best
Flex RnD
$393.8K
$344.5K – $459.4K
NOI $27,563 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$542.0K
$474.3K – $632.4K
NOI $37,941 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03835, NH
6,758
Population
2,994
Households
2.3
Avg Household Size
44
Median Age
20%
College-Educated
89%
High-School Grad
36.8 sq mi
ZIP Area
184
Density / Sq Mi
$63,704
Median Household Income
$33,333
Median Earnings
$963
Median Rent
$273,000
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Just Us Cardinals, LLC — 78 Main St, Farmington, NH 03835
Frequently Asked Questions
What type of property is this?
Flex space - Commercial property with open areas, private offices, and substantial basement storage in a Route 11 commercial corridor.
Where is this flex space located?
The property is located at 6 Main St Farmington, NH.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,026‑square‑foot flex space built in 1950; Multiple levels with open‑concept areas and private rooms or offices; Large basement areas provide substantial storage capacity
