Listing Agency: Whitehill Estates & Homes

Listed By: Julie Steiner Show Phone

Source: Burkelordrealestate

Added: Oct 9, 2025 Changed: Sep 5 Last Checked: Sep 5 at 9:23AM

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Investment Insights

Based on property information with market context.

For sale: a live-work Cape in Loudon, NH that combines a residential home with an on-site, detached auto service operation. The property includes a massive, detached 1,800-square-foot, two-bay commercial garage that is described in the remarks as turnkey for mechanical service and repair, with a professional-grade automotive lift and a dedicated, separate electrical service for diagnostic and repair equipment.

The residential portion is a spacious 2,100-plus-square-foot Cape with 3 bedrooms and 2.5 baths. The layout includes a living area and a kitchen flowing into the dining room, plus a primary suite with a walk-in closet and an en-suite bath. Additional features noted include a basement with under-house garage space and ample storage, with described potential for finishing to create bonus living area. The remarks state the business operation is supported by a legally approved zoning variance allowing an automobile service center and repair shop to operate on the residential premises.

Key Highlights

• Cape residence set on 2+ acres with detached 1,800 sq. ft. two‑bay commercial garage used for mechanical auto service.
• Fully permitted/legally approved zoning variance allows an Automobile Service Center and Repair Shop to operate on the residential premises.
• Auto service center includes a professional‑grade automotive lift and separate/dedicated electrical service for diagnostics and repairs.

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

$25,165

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

3.17%

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%

$503,300 $503.3K

Cap Rate 7%

$359,500 $359.5K

Cap Rate 9%

$279,611 $279.6K

Market Conditions

NOI Build-Up for 1,800 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

$38.9K $21.60/SF

− Vacancy

−$5.3K −$2.96/SF

EGI

$33.6K $18.64/SF

− OpEx

−$8.4K −$4.66/SF

NOI

$25.2K $13.98/SF

Area

Merrimack County, NH

Vacancy

13.70%

Lease Rate

$21.60 /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%

$503,300

Cap Rate 7%

$359,500

Cap Rate 9%

$279,611

Alternative Uses

Best Use

Office B

$359.5K

$314.6K – $419.4K (±1% cap)

NOI $25,165 @ 7.0% cap · market cap 3.17%

Second Best

Retail

$299.7K

$262.2K – $349.7K (±1% cap)

NOI $20,979 @ 7.0% cap · market cap 2.64%

Theoretical Best

Office A

$468.7K

$410.1K – $546.8K (±1% cap)

NOI $32,808 @ 7.0% cap · market cap 4.13%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Live-work space

Suggested Use

Top Pick Building Supply Restaurant Cafe & Coffee Shop Gym & Fitness Center Department Store Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Service bays

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Explore this area Business Placement

Demographics for 03813, NH

3,681

Population

2,661

Households

1.4

Avg Household Size

52

Median Age

33%

College-Educated

91%

High-School Grad

98.3 sq mi

ZIP Area

37

Density / Sq Mi

$58,299

Median Household Income

$35,625

Median Earnings

$1,363

Median Rent

$215,200

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this live-work space located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Live-work space - Cape residence with a detached two-bay garage setup for mechanical auto service, alongside a 3-bedroom home on over 2 acres.

Where is this live-work space located?

The property is located at 60 Chichester Road Loudon, NH.

What is the asking price?

The asking price for this property is $795,000.

What are key features of this property?

This property features: Cape residence set on 2+ acres with detached 1,800 sq. ft. two‑bay commercial garage used for mechanical auto service.; Fully permitted/legally approved zoning variance allows an Automobile Service Center and Repair Shop to operate on the residential premises.; Auto service center includes a professional‑grade automotive lift and separate/dedicated electrical service for diagnostics and repairs.