Downtown Mixed-Use
For Sale
$599,000
84 Bay Street, Wolfeboro, NH 03894
Commercial Sale, Wolfeboro, NH
Property Size2,490 SF
Lot Size2.11 Acres
Price / SF$240.56
Days on Market121
Property Features for 84 Bay Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMMER
Rooms
Basement
Lot features
Near Paths, Near Shopping, Level, Near Hospital
Directions
From Wolfeboro downtown- Mill Street to Bay Street. Follow to #84
Standard status
Active
Lot size
2.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5487
Utilities
Utilities
Cable Available
Heating system
Oil, Propane (Heating)
Water source
Public
Amenities
paved parking
zero step entry ramp/steps w/ trex decking and railings
Building Details
Year built
1925
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Listing Agency:
Wolfeboro Bay Real Estate, LLC
(603) 569-0101
Listed By:
Heidi Peterson
(603) 569-0101
Added: Apr 22
Changed: Aug 20
Last Checked: Aug 20 at 5:06PM
MLS# 5084757
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 includes an approximately 2,490-square-foot commercial unit on a 2.11-acre parcel. The building was constructed in 1925 and features wood-frame construction, vinyl siding, a shingle roof, basement space, paved parking, and a zero-step entry ramp in addition to steps with Trex decking and railings. Public water serves the property, with town sewer identified in the property description. Heating systems include oil and propane.
Located at 84 Bay Street in downtown Wolfeboro, the property falls within the Bay Street Limited Business District and carries a COMMER zoning designation. Restaurants, shops, marinas, and Lake Winnipesaukee are identified as nearby destinations. The property description identifies potential applications including professional offices, business services, personal services, retail, restaurants, artisan studio, residential apartments, and other uses subject to applicable approvals and restrictions.
The space was formerly used as a medical office and is presented as a flexible commercial and mixed-use property. Buyer verification of permitted uses is required.
Located at 84 Bay Street in downtown Wolfeboro, the property falls within the Bay Street Limited Business District and carries a COMMER zoning designation. Restaurants, shops, marinas, and Lake Winnipesaukee are identified as nearby destinations. The property description identifies potential applications including professional offices, business services, personal services, retail, restaurants, artisan studio, residential apartments, and other uses subject to applicable approvals and restrictions.
The space was formerly used as a medical office and is presented as a flexible commercial and mixed-use property. Buyer verification of permitted uses is required.
Key Highlights
- Approximately 2,490‑square‑foot commercial unit
- 2.11‑acre parcel in downtown Wolfeboro
- Bay Street Limited Business District with COMMER 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
$34,287
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
5.72%
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%
$685,740
$685.7K
Cap Rate 7%
$489,814
$489.8K
Cap Rate 9%
$380,967
$381.0K
Market Conditions
NOI Build-Up for 2,490 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
$53.8K $21.60/SF
− Vacancy
−$8.1K −$3.24/SF
EGI
$45.7K $18.36/SF
− OpEx
−$11.4K −$4.59/SF
NOI
$34.3K $13.77/SF
Area
Carroll County, NH
Vacancy
15.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$685,740
Cap Rate 7%
$489,814
Cap Rate 9%
$380,967
Alternative Uses
Best Use
Office B
$489.8K
$428.6K – $571.5K
NOI $34,287 @ 7.0% cap · market cap 5.72%
Second Best
Mixed Use
$432.2K
$378.2K – $504.2K
NOI $30,254 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$621.7K
$544.0K – $725.4K
NOI $43,522 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 03894, NH
6,382
Population
4,347
Households
1.5
Avg Household Size
58
Median Age
43%
College-Educated
99%
High-School Grad
47.3 sq mi
ZIP Area
135
Density / Sq Mi
$84,660
Median Household Income
$44,841
Median Earnings
$1,093
Median Rent
$435,300
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?
Mixed-use property - Commercial unit with paved parking, public utilities, and accessible entry features in downtown Wolfeboro.
Where is this mixed-use property located?
The property is located at 84 Bay Street Wolfeboro, NH.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Approximately 2,490‑square‑foot commercial unit; 2.11‑acre parcel in downtown Wolfeboro; Bay Street Limited Business District with COMMER zoning
