BC-2 Commercial
For Sale
$2,700,000
717-719 South Willow Street, Manchester, NH 03103
Retail-corridor positioning along South Willow Street with prominent signage and visibility.
Property Size8,758 SF
Price / SF$308.29
Days on Market336
Property Features for 717-719 South Willow Street
General Information
Standard status
Active
Size
8,758 SF
Property subtype
Commercial
Zoning
BC-2
Listing Agency:
REMAX Executive Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Oct 1, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:27PM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
This commercial land offering is located at 717-719 South Willow Street in Manchester, NH 03103. The property has a recorded size of 8,758 and carries BC-2 zoning.
Positioned within a busy retail corridor, the site benefits from prominent signage and visibility to passing traffic. Its location among retail surroundings and its identification as a redevelopment candidate support consideration for a future retail-oriented project in the Manchester market.
Positioned within a busy retail corridor, the site benefits from prominent signage and visibility to passing traffic. Its location among retail surroundings and its identification as a redevelopment candidate support consideration for a future retail-oriented project in the Manchester market.
Key Highlights
- 8,758 property size
- BC‑2 zoning
- 717‑719 South Willow Street address
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
$125,800
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
4.66%
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%
$2,516,000
$2.5M
Cap Rate 7%
$1,797,143
$1.8M
Cap Rate 9%
$1,397,778
$1.4M
Market Conditions
NOI Build-Up for 8,758 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
$189.2K $21.60/SF
− Vacancy
−$9.5K −$1.08/SF
EGI
$179.7K $20.52/SF
− OpEx
−$53.9K −$6.16/SF
NOI
$125.8K $14.36/SF
Area
Manchester, NH
Vacancy
5.00%
Lease Rate
$21.60 /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%
$2,516,000
Cap Rate 7%
$1,797,143
Cap Rate 9%
$1,397,778
Alternative Uses
Best Use
Retail
$1.80M
$1.57M – $2.10M
NOI $125,800 @ 7.0% cap · market cap 4.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.15M
$1.88M – $2.51M
NOI $150,550 @ 7.0% cap · market cap 5.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
778
Businesses Nearby
568k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 38%
Dining 23%
Apparel 13%
Superstores 11%
BJ's Wholesale Club
Superstores
61,656 visits/mo
0.4 miles
Five Below
Shops & Services
46,675 visits/mo
0.2 miles
Michaels
Shops & Services
44,969 visits/mo
0.2 miles
The Home Depot
Home Improvements & Furnishings
42,056 visits/mo
0.3 miles
T.J. Maxx
Apparel
41,940 visits/mo
0.3 miles
Demographics for 03103, NH
38,039
Population
16,166
Households
2.4
Avg Household Size
36
Median Age
24%
College-Educated
82%
High-School Grad
9.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$70,049
Median Household Income
$41,243
Median Earnings
$1,322
Median Rent
$313,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Retail-corridor positioning along South Willow Street with prominent signage and visibility.
Where is this commercial land located?
The property is located at 717-719 South Willow Street Manchester, NH.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 8,758 property size; BC‑2 zoning; 717‑719 South Willow Street address
