Mixed-Use Property with
For Sale
$499,000
915 Suncook Valley Rd, Alton, NH 03809
Town-approved café use, commercial food-service infrastructure, and a furnished apartment support combined business and residential occupancy.
Property Size4,216 SF
Lot Size1.00 Acre
Price / SF$118.36
Days on Market54
Property Features for 915 Suncook Valley Rd
General Information
Standard status
Active
Size
4,216 SF
Lot size
1.00 Acre
Site & Location
Corner Location
Yes
Traffic Count
8,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Additional Details
Furnished
Yes
Average Monthly Rent
$1,695
Amenities
washer and dryer
Building Details
Year Built
1945
Buildings
1
Stories
2
Listing Agency:
Four Seasons Sotheby's Int'l Realty
(603) 264-1048
Listed By:
Sarah Matta
Source:
Nhlegacygroup
Added: Jul 8
Changed: Aug 29
Last Checked: Aug 25 at 5:14AM
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 Four Seasons Sotheby's Int'l Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines an operating café with an upper-level residential unit on a flat 1.0-acre corner lot. The café area includes a Type II commercial hood, grease trap, high-capacity septic system, three-bay sink, mop sink, vegetable sink, hand sink, interior seating, and potential for substantial outdoor seating. The apartment is furnished with two bedrooms, one full bath, a large eat-in kitchen, private exterior access, and an in-unit washer and dryer. A partially finished walk-up attic provides additional space, while the lower level also includes a previously configured one-bedroom living area that may offer reconfiguration flexibility subject to approvals and due diligence.
The property fronts Route 28 at 915 Suncook Valley Road in Alton, NH, with an NHDOT traffic count exceeding 8,000 vehicles per day and more than 2.9 million annual drive-bys. A state-approved commercial driveway provides convenient vehicle circulation and access to parking for 20+ vehicles. The café use is town-approved, and a current state café permit is in place. Zoning is ZN2, ZN7. The upper apartment is leased month to month, and a dedicated exterior waste cleanout connects to the commercial septic line for RV or food-truck use.
The property fronts Route 28 at 915 Suncook Valley Road in Alton, NH, with an NHDOT traffic count exceeding 8,000 vehicles per day and more than 2.9 million annual drive-bys. A state-approved commercial driveway provides convenient vehicle circulation and access to parking for 20+ vehicles. The café use is town-approved, and a current state café permit is in place. Zoning is ZN2, ZN7. The upper apartment is leased month to month, and a dedicated exterior waste cleanout connects to the commercial septic line for RV or food-truck use.
Key Highlights
- Flat 1.0‑acre corner lot at 915 Suncook Valley Road, Alton, NH 03809
- NHDOT traffic count exceeding 8,000 vehicles per day and more than 2.9 million annual drive‑bys
- Town‑approved café use with current state café permit in place
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
$38,845
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
7.78%
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%
$776,900
$776.9K
Cap Rate 7%
$554,929
$554.9K
Cap Rate 9%
$431,611
$431.6K
Market Conditions
NOI Build-Up for 4,216 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
$68.3K $16.20/SF
− Vacancy
−$6.1K −$1.46/SF
EGI
$62.2K $14.74/SF
− OpEx
−$23.3K −$5.53/SF
NOI
$38.8K $9.21/SF
Area
Belknap County, NH
Vacancy
9.00%
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%
$776,900
Cap Rate 7%
$554,929
Cap Rate 9%
$431,611
Alternative Uses
Best Use
Specialty Retail
$909.4K
$795.7K – $1.06M
NOI $63,655 @ 7.0% cap · market cap 12.76%
Second Best
Apartment 5plus
$808.1K
$707.1K – $942.7K
NOI $56,564 @ 7.0% cap · market cap 11.34%
Theoretical Best
Office A
$1.00M
$877.3K – $1.17M
NOI $70,181 @ 7.0% cap · market cap 14.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
8,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 03809, NH
3,644
Population
2,001
Households
1.8
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
40.1 sq mi
ZIP Area
91
Density / Sq Mi
$92,278
Median Household Income
$44,726
Median Earnings
$616
Median Rent
$331,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Town-approved café use, commercial food-service infrastructure, and a furnished apartment support combined business and residential occupancy.
Where is this mixed-use property located?
The property is located at 915 Suncook Valley Rd Alton, NH.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Flat 1.0‑acre corner lot at 915 Suncook Valley Road, Alton, NH 03809; NHDOT traffic count exceeding 8,000 vehicles per day and more than 2.9 million annual drive‑bys; Town‑approved café use with current state café permit in place
