Mixed-Use Building with
For Sale
$455,000
839 Route 16, Ossipee, NH 03864
Commercial space occupies the first floor, with a two-bedroom residential unit above for added use flexibility.
Property Size2,927 SF
Price / SF$155.45
Days on Market184
Property Features for 839 Route 16
General Information
Standard status
Active
Size
2,927 SF
Property subtype
Commercial
Zoning
COM COMMERCIAL
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Building Details
Year Built
1940
Buildings
1
Listing Agency:
Unicorn Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 25
Changed: Sep 24
Last Checked: Sep 24 at 7:24AM
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 Unicorn Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines first-floor commercial space with a second-floor apartment. The commercial area has a refreshed interior and has previously accommodated restaurant and home health operations. Its zoning is COM COMMERCIAL, supporting the property’s commercial character. The upper-level residence includes two bedrooms, an updated kitchen, and a full bathroom, creating a separate residential component within the building.
Located at 839 Route 16 in Ossipee, the property sits in the town’s commercial district, just south of Hannaford and Irving. The site offers exposure along Route 16 and places the building near established commercial businesses. Built in 1940, the property provides a combination of commercial occupancy and residential space in a single building.
Located at 839 Route 16 in Ossipee, the property sits in the town’s commercial district, just south of Hannaford and Irving. The site offers exposure along Route 16 and places the building near established commercial businesses. Built in 1940, the property provides a combination of commercial occupancy and residential space in a single building.
Key Highlights
- First‑floor commercial space with refreshed interior
- Second‑floor apartment with two bedrooms, updated kitchen, and full bathroom
- COM COMMERCIAL zoning
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
$35,563
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
7.82%
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%
$711,260
$711.3K
Cap Rate 7%
$508,043
$508.0K
Cap Rate 9%
$395,144
$395.1K
Market Conditions
NOI Build-Up for 2,927 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
$63.2K $21.60/SF
− Vacancy
−$6.3K −$2.16/SF
EGI
$56.9K $19.44/SF
− OpEx
−$21.3K −$7.29/SF
NOI
$35.6K $12.15/SF
Area
Carroll County, NH
Vacancy
10.00%
Lease Rate
$21.60 /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%
$711,260
Cap Rate 7%
$508,043
Cap Rate 9%
$395,144
Alternative Uses
Best Use
Mixed Use
$508.0K
$444.5K – $592.7K
NOI $35,563 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$430.3K
$376.5K – $502.0K
NOI $30,122 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$730.9K
$639.5K – $852.7K
NOI $51,160 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
85
Businesses Nearby
Explore this area
Business Placement
Demographics for 03864, NH
1,999
Population
987
Households
2
Avg Household Size
51
Median Age
19%
College-Educated
94%
High-School Grad
40.2 sq mi
ZIP Area
50
Density / Sq Mi
$64,744
Median Household Income
$39,985
Median Earnings
$955
Median Rent
$252,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space occupies the first floor, with a two-bedroom residential unit above for added use flexibility.
Where is this mixed-use property located?
The property is located at 839 Route 16 Ossipee, NH.
What is the asking price?
The asking price for this property is $455,000.
What are key features of this property?
This property features: First‑floor commercial space with refreshed interior; Second‑floor apartment with two bedrooms, updated kitchen, and full bathroom; COM COMMERCIAL zoning
