Historic Mixed-Use Retail Office
For Sale
$815,000
80 Lafayette Road, Hampton Falls, NH 03844
Two-floor commercial space with hardwood floors and flexible layout, paired with a leased historic residence for added income.
Property Size6,492 SF
Price / SF$125.54
Days on Market116
Property Features for 80 Lafayette Road
General Information
Standard status
Active
Size
6,492 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1775
Tenancy
Multi
Listing Agency:
BHG Masiello Hampton
(603) 828-2864
Listed By:
Tracey Boies · License #076289
(802) 422-3600
Source:
Killingtonpicorealty
Added: May 8
Changed: Aug 28
Last Checked: Aug 30 at 5:36PM
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 BHG Masiello Hampton
Investment Insights
Based on property information with market context.
This historic mixed-use property includes a residential unit and a separate commercial unit within the same building. The residence, originally built in 1775, has five bedrooms and has undergone many renovations and upgrades in recent years; it is currently leased for $3,400 per month. The commercial portion offers approximately 3,900 square feet across two floors, with hardwood flooring, one bathroom, and a flexible layout. The first floor features a spacious open area with a wood-finished interior and a restroom, while the second floor includes two offices, a reception area, and a large storage/workspace area. Recent interior and exterior improvements support both usability and presentation.
The property is located right on Lafayette Road, with convenient access to I-95 linking to Hampton, Portsmouth, and nearby Massachusetts, supporting strong visitor flow for a retail or professional user. Parking is planned for development to provide ample commercial parking.
The property is located right on Lafayette Road, with convenient access to I-95 linking to Hampton, Portsmouth, and nearby Massachusetts, supporting strong visitor flow for a retail or professional user. Parking is planned for development to provide ample commercial parking.
Key Highlights
- Mixed‑use building with over 6,000 SF total leasable space, including a leased residential unit plus a commercial unit
- Residential portion built in 1775 with 5 bedrooms; currently leased for $3,400/month
- Commercial space totals about 3,900 SF over two floors with hardwood flooring and a flexible layout
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
$60,473
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
7.42%
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%
$1,209,460
$1.2M
Cap Rate 7%
$863,900
$863.9K
Cap Rate 9%
$671,922
$671.9K
Market Conditions
NOI Build-Up for 6,492 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
$105.2K $16.20/SF
− Vacancy
−$8.4K −$1.30/SF
EGI
$96.8K $14.90/SF
− OpEx
−$36.3K −$5.59/SF
NOI
$60.5K $9.32/SF
Area
Rockingham County, NH
Vacancy
8.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$1,209,460
Cap Rate 7%
$863,900
Cap Rate 9%
$671,922
Alternative Uses
Best Use
Office B
$1.59M
$1.39M – $1.86M
NOI $111,446 @ 7.0% cap · market cap 13.67%
Second Best
Retail
$1.31M
$1.15M – $1.53M
NOI $91,779 @ 7.0% cap · market cap 11.26%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,296 @ 7.0% cap · market cap 18.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 03844, NH
2,428
Population
931
Households
2.6
Avg Household Size
48
Median Age
53%
College-Educated
99%
High-School Grad
12.4 sq mi
ZIP Area
196
Density / Sq Mi
$155,787
Median Household Income
$58,040
Median Earnings
$1,724
Median Rent
$664,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Two-floor commercial space with hardwood floors and flexible layout, paired with a leased historic residence for added income.
Where is this live-work space located?
The property is located at 80 Lafayette Road Hampton Falls, NH.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: Mixed‑use building with over 6,000 SF total leasable space, including a leased residential unit plus a commercial unit; Residential portion built in 1775 with 5 bedrooms; currently leased for $3,400/month; Commercial space totals about 3,900 SF over two floors with hardwood flooring and a flexible layout
