Mixed-Use Property with
For Sale
$799,000
79 High Street, Pittsfield, NH 03263
Multi-Family, Pittsfield, NH
Property Size3,800 SF
Lot Size3.98 Acres
Price / SF$210.26
Days on Market213
Property Features for 79 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LIGHT
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 1, Bedroom 4, Basement
Parking features
Paved or Surfaced, Driveway
Patio and Porch features
Porch, Deck
Exterior features
Barn, Deck, Garden Space, Natural Shade, Covered Porch
Appliances
Propane Water Heater
Lot features
Corner, Farm, Field/ Pasture, Level, Major Road Frontage, Open, Near School(s)
Elementary school
Pittsfield Elementary
Middle school
Pittsfield Middle School
High school
Pittsfield High School
Elementary school district
Pittsfield
Middle school district
Pittsfield
High school district
Pittsfield
Standard status
Active
Size
3,800 SF
Lot size
3.98 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13130
Utilities
Utilities
Propane
Heating system
Natural Gas, Propane (Heating)
Water source
Well
Building Details
Year built
1830
Floors in Building
3
Number of units
3
Flooring type
Laminate, Softwood, Vinyl, Carpet
Building materials
Post and Beam, Clapboard Exterior, Vinyl Siding
Roof type
Metal, Shingle
Architectural style
Colonial
Listing Agency:
EXIT Reward Realty
Listed By:
Lyn Ward
(603) 435-7800
Added: Feb 23
Changed: Sep 12
Last Checked: Sep 24 at 11:06PM
MLS# 5077345
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property combines a Colonial residence, attached rental accommodations, professional office space, and a substantial post-and-beam barn. The 3.98-acre parcel includes a 3,800-square-foot property, while the barn adds over 3,000 square feet across two full floors, a loft, and a full basement. Exterior features include a covered porch, deck, garden space, natural shade, and paved driveway parking.
The property is positioned at the intersection of Route 28 and River Road in Pittsfield, with visibility from both roads. LIGHT zoning and grandfathered three-unit mixed-use status support the existing combination of residential and business uses. The property includes a well, propane service, metal and shingle roofing, and a history dating to 1830.
The property is positioned at the intersection of Route 28 and River Road in Pittsfield, with visibility from both roads. LIGHT zoning and grandfathered three-unit mixed-use status support the existing combination of residential and business uses. The property includes a well, propane service, metal and shingle roofing, and a history dating to 1830.
Key Highlights
- 3.98‑acre mixed‑use property at Route 28 and River Road
- Grandfathered three‑unit mixed‑use status with residential and professional office components
- Barn exceeds 3,000 square feet on two full floors, with loft and full basement
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
$54,583
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
6.83%
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%
$1,091,660
$1.1M
Cap Rate 7%
$779,757
$779.8K
Cap Rate 9%
$606,478
$606.5K
Market Conditions
NOI Build-Up for 3,800 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
$82.1K $21.60/SF
− Vacancy
−$4.1K −$1.08/SF
EGI
$78.0K $20.52/SF
− OpEx
−$23.4K −$6.16/SF
NOI
$54.6K $14.36/SF
Area
Merrimack County, 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%
$1,091,660
Cap Rate 7%
$779,757
Cap Rate 9%
$606,478
Alternative Uses
Best Use
Multifamily LT 5
$779.8K
$682.3K – $909.7K
NOI $54,583 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$718.5K
$628.7K – $838.3K
NOI $50,298 @ 7.0% cap · market cap 6.30%
Theoretical Best
Office A
$989.4K
$865.8K – $1.15M
NOI $69,261 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 03263, NH
4,094
Population
1,868
Households
2.2
Avg Household Size
41
Median Age
20%
College-Educated
91%
High-School Grad
24.5 sq mi
ZIP Area
167
Density / Sq Mi
$66,823
Median Household Income
$43,466
Median Earnings
$1,185
Median Rent
$270,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - Light Industrial zoning supports a flexible live/work configuration with residential and professional office components.
Where is this mixed-use property located?
The property is located at 79 High Street Pittsfield, NH.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 3.98‑acre mixed‑use property at Route 28 and River Road; Grandfathered three‑unit mixed‑use status with residential and professional office components; Barn exceeds 3,000 square feet on two full floors, with loft and full basement
