Mixed-Use Ranch with
For Sale
$598,000
654 Daniel Webster Highway, Merrimack, NH 03054
Ranch layout with adaptable living and work areas, garden infrastructure, and a powered workshop trailer.
Property Size1,536 SF
Price / SF$389.32
Days on Market8
Property Features for 654 Daniel Webster Highway
General Information
Standard status
Active
Size
1,536 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
woodstove
walk-in closet
mudroom/pantry
unfinished basement
mature grapevines
tiered backyard
vegetable terraces
Gothic-style high tunnel
rainwater collection system
fishpond
fountain
outdoor fireplace
workshop
Building Details
Year Built
1956
Construction
ranch
Listing Agency:
Keller Williams Realty/Merrimack Valley
Listed By:
Alison Ludwig · License #9508265
(978) 869-9321
Source:
Bigislandre
Added: Sep 4
Changed: Sep 10
Last Checked: Sep 10 at 5:17AM
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 Keller Williams Realty/Merrimack Valley
Investment Insights
Based on property information with market context.
This 1,536-square-foot ranch, built in 1956, offers three bedrooms and flexible space suited to mixed-use living, a home office, business activity, guest accommodations, or a potential ADU. Interior features include an eat-in kitchen with appliances, a family room with a woodstove, a front-to-back primary bedroom with walk-in closet, a substantial mudroom and pantry, and an unfinished basement with interior access and exterior stairs.
The property occupies a mixed-use zone along Daniel Webster Highway in Merrimack. Outdoor improvements include tiered garden areas, mature grapevines, perennial and medicinal plantings, specimen trees, vegetable terraces, a Gothic-style high tunnel, fishpond, fountain, and rainwater collection system. A custom outdoor fireplace and seating area add gathering space, while the 47-foot powered trailer provides workshop or storage capacity with LED lighting and propane heat.
The property occupies a mixed-use zone along Daniel Webster Highway in Merrimack. Outdoor improvements include tiered garden areas, mature grapevines, perennial and medicinal plantings, specimen trees, vegetable terraces, a Gothic-style high tunnel, fishpond, fountain, and rainwater collection system. A custom outdoor fireplace and seating area add gathering space, while the 47-foot powered trailer provides workshop or storage capacity with LED lighting and propane heat.
Key Highlights
- 1,536 SF three‑bedroom ranch built in 1956
- Flexible layout supports living, home office, business, guest, or potential ADU use
- Mixed‑use zone location along Daniel Webster Highway
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
$26,967
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
4.51%
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%
$539,340
$539.3K
Cap Rate 7%
$385,243
$385.2K
Cap Rate 9%
$299,633
$299.6K
Market Conditions
NOI Build-Up for 1,536 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
$41.5K $27.00/SF
− Vacancy
−$5.5K −$3.59/SF
EGI
$36.0K $23.41/SF
− OpEx
−$9.0K −$5.85/SF
NOI
$27.0K $17.56/SF
Area
Hillsborough County, NH
Vacancy
13.30%
Lease Rate
$27.00 /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%
$539,340
Cap Rate 7%
$385,243
Cap Rate 9%
$299,633
Alternative Uses
Best Use
Office B
$385.2K
$337.1K – $449.5K
NOI $26,967 @ 7.0% cap · market cap 4.51%
Second Best
Mixed Use
$269.6K
$235.9K – $314.5K
NOI $18,870 @ 7.0% cap · market cap 3.16%
Theoretical Best
Specialty Retail
$2.81M
$2.46M – $3.28M
NOI $196,992 @ 7.0% cap · market cap 32.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
155
Businesses Nearby
Explore this area
Business Placement
Demographics for 03054, NH
26,622
Population
10,581
Households
2.5
Avg Household Size
43
Median Age
49%
College-Educated
96%
High-School Grad
32.6 sq mi
ZIP Area
817
Density / Sq Mi
$128,897
Median Household Income
$65,604
Median Earnings
$1,819
Median Rent
$406,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ranch layout with adaptable living and work areas, garden infrastructure, and a powered workshop trailer.
Where is this mixed-use property located?
The property is located at 654 Daniel Webster Highway Merrimack, NH.
What is the asking price?
The asking price for this property is $598,000.
What are key features of this property?
This property features: 1,536 SF three‑bedroom ranch built in 1956; Flexible layout supports living, home office, business, guest, or potential ADU use; Mixed‑use zone location along Daniel Webster Highway
