Five-Unit Apartment
For Sale
$975,000
8 Lewis St, Laconia, NH 03246
Unit layouts span from studios to four-bedroom apartments in an in-town Laconia setting.
Property Size4,790 SF
Price / SF$203.55
Days on Market8
Property Features for 8 Lewis St
General Information
Standard status
Active
Size
4,790 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
5
Building Details
Year Built
1887
Listing Agency:
RE/MAX Innovative Bayside
(603) 279-0079
Listed By:
Jim Miller
Source:
Gallorealtygroup
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 12:51PM
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 RE/MAX Innovative Bayside
Investment Insights
Based on property information with market context.
This 4,790-square-foot apartment property contains five units with a varied configuration ranging from a studio to a four-bedroom apartment. Constructed in 1887, the building provides a multifamily layout suited to a range of household sizes.
The property is located at 8 Lewis St in Laconia, New Hampshire, on a side street within walking distance of downtown. Shopping, restaurants, schools, parks, and other daily services are nearby. The public beach on Lake Opechee is also within walking distance, adding convenient access to lakeside recreation. The property is situated in New Hampshire’s Lakes Region, with area employment, services, and outdoor activities accessible from the in-town location.
The property is located at 8 Lewis St in Laconia, New Hampshire, on a side street within walking distance of downtown. Shopping, restaurants, schools, parks, and other daily services are nearby. The public beach on Lake Opechee is also within walking distance, adding convenient access to lakeside recreation. The property is situated in New Hampshire’s Lakes Region, with area employment, services, and outdoor activities accessible from the in-town location.
Key Highlights
- Five‑unit apartment property at 8 Lewis St, Laconia, NH 03246
- 4,790‑square‑foot building constructed in 1887
- Unit mix ranges from a studio to a four‑bedroom apartment
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
$64,265
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
6.59%
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%
$1,285,300
$1.3M
Cap Rate 7%
$918,071
$918.1K
Cap Rate 9%
$714,056
$714.1K
Market Conditions
NOI Build-Up for 4,790 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
$120.7K $25.20/SF
− Vacancy
−$3.9K −$0.81/SF
EGI
$116.8K $24.39/SF
− OpEx
−$52.6K −$10.98/SF
NOI
$64.3K $13.42/SF
Area
Belknap County, NH
Vacancy
3.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,285,300
Cap Rate 7%
$918,071
Cap Rate 9%
$714,056
Alternative Uses
Best Use
Apartment 5plus
$918.1K
$803.3K – $1.07M
NOI $64,265 @ 7.0% cap · market cap 6.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$996.7K – $1.33M
NOI $79,736 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
Demographics for 03246, NH
16,905
Population
10,426
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
93%
High-School Grad
19.9 sq mi
ZIP Area
849
Density / Sq Mi
$68,407
Median Household Income
$40,504
Median Earnings
$1,180
Median Rent
$307,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Unit layouts span from studios to four-bedroom apartments in an in-town Laconia setting.
Where is this apartment building located?
The property is located at 8 Lewis St Laconia, NH.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Five‑unit apartment property at 8 Lewis St, Laconia, NH 03246; 4,790‑square‑foot building constructed in 1887; Unit mix ranges from a studio to a four‑bedroom apartment
