Mixed-Use Barn and Home
For Sale
$799,000
79 High Street, Pittsfield, NH 03263
A multi-unit property with an on-site office setup and a large, two-story barn suited for light industrial use.
Property Size3,800 SF
Price / SF$210.26
Days on Market184
Property Features for 79 High Street
General Information
Standard status
Active
Size
3,800 SF
Property subtype
Commercial
Building Details
Year Built
1830
Listing Agency:
EXIT Reward Realty
Listed By:
Lyn Ward
(603) 763-4932
Source:
Harborlightrealty
Added: Feb 7
Changed: Aug 10
Last Checked: Aug 10 at 3:35AM
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 EXIT Reward Realty
Investment Insights
Based on property information with market context.
The property at 79 High Street includes a large residence with four or more bedrooms and two attached rental units. One unit is currently operating as an apartment, and the other is currently used as a real estate office, creating a built-in mixed-use configuration under the current three-unit arrangement.
The offering sits on a four-acre parcel at the intersection of Route 28 and River Rd. The land has previously been subdivided into three lots, and the current owners have reviewed subdividing it into two lots, with surveys attached. The site is described as high and dry and is primarily open field.
On the improvements side, there is a barn with more than 3,000 square feet of space, featuring two full floors, a loft, and a full basement. The property is noted as being located in a Commercial Light Industrial zoning environment, with grandfathered use as a three-unit property. This combination may appeal to buyers seeking an owner-occupied setup with rental income in place, or tenants and operators looking for flexible space tied to a substantial barn and existing unit mix.
The offering sits on a four-acre parcel at the intersection of Route 28 and River Rd. The land has previously been subdivided into three lots, and the current owners have reviewed subdividing it into two lots, with surveys attached. The site is described as high and dry and is primarily open field.
On the improvements side, there is a barn with more than 3,000 square feet of space, featuring two full floors, a loft, and a full basement. The property is noted as being located in a Commercial Light Industrial zoning environment, with grandfathered use as a three-unit property. This combination may appeal to buyers seeking an owner-occupied setup with rental income in place, or tenants and operators looking for flexible space tied to a substantial barn and existing unit mix.
Key Highlights
- 4‑acre parcel at the intersection of Route 28 and River Rd. in Pittsfield
- Large 4+ BR home with two attached rental units: one apartment and one real estate office
- Property has Commercial Light Industrial zoning with grandfathered use as a 3‑unit
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
Office B
$758.9K
$664.1K – $885.4K
NOI $53,126 @ 7.0% cap · market cap 6.65%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
198
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
Market
Vacancy Rate% for Office 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?
Triplex - A multi-unit property with an on-site office setup and a large, two-story barn suited for light industrial use.
Where is this triplex 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: 4‑acre parcel at the intersection of Route 28 and River Rd. in Pittsfield; Large 4+ BR home with two attached rental units: one apartment and one real estate office; Property has Commercial Light Industrial zoning with grandfathered use as a 3‑unit
