Office Condominium with Private
For Sale
$450,000
C1-118 Maplewood Ave, Portsmouth, NH 03801
Professional suite includes three enclosed offices, a flexible conference room, kitchenette, storage, and a private restroom.
Property Size951 SF
Price / SF$473.19
Days on Market109
Property Features for C1-118 Maplewood Ave
General Information
Standard status
Active
Size
951 SF
Total Parking Spaces
2
Taxes and HOA fees
Annual Taxes
$3,028
Listing Agency:
The Boulos Company
(603) 570-2685
Listed By:
Katherine L Gemmecke · License #075327
(603) 570-2685
Source:
Exprealty
Added: Apr 22
Changed: Aug 8
Last Checked: Aug 8 at 8:02AM
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 The Boulos Company
Investment Insights
Based on property information with market context.
Unit C-1 is a 951± SF office condominium at 118 Maplewood Avenue in downtown Portsmouth. The suite is arranged with three private offices and a conference room that can function as a fourth enclosed office. Additional improvements include a kitchenette, storage area, and private restroom within a well-maintained building.
The property includes two dedicated on-site parking spaces, adding convenience for occupants and visitors. Its downtown Portsmouth setting provides a defined commercial address for professional office operations, with an efficient layout suitable for a range of office users.
The property includes two dedicated on-site parking spaces, adding convenience for occupants and visitors. Its downtown Portsmouth setting provides a defined commercial address for professional office operations, with an efficient layout suitable for a range of office users.
Key Highlights
- 951± SF office condominium at 118 Maplewood Avenue
- Three private offices plus a conference room adaptable as a fourth office
- Kitchenette, storage area, and private restroom
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
$12,986
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
2.89%
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%
$259,720
$259.7K
Cap Rate 7%
$185,514
$185.5K
Cap Rate 9%
$144,289
$144.3K
Market Conditions
NOI Build-Up for 951 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
$20.0K $21.00/SF
− Vacancy
−$2.7K −$2.79/SF
EGI
$17.3K $18.21/SF
− OpEx
−$4.3K −$4.55/SF
NOI
$13.0K $13.66/SF
Area
Strafford County, NH
Vacancy
13.30%
Lease Rate
$21.00 /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%
$259,720
Cap Rate 7%
$185,514
Cap Rate 9%
$144,289
Alternative Uses
Best Use
Office B
$185.5K
$162.3K – $216.4K
NOI $12,986 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$254.4K
$222.6K – $296.8K
NOI $17,810 @ 7.0% cap · market cap 3.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,830
Businesses Nearby
Explore this area
Business Placement
Demographics for 03801, NH
22,767
Population
11,448
Households
2
Avg Household Size
43
Median Age
63%
College-Educated
98%
High-School Grad
23.8 sq mi
ZIP Area
957
Density / Sq Mi
$106,520
Median Household Income
$65,984
Median Earnings
$1,783
Median Rent
$647,500
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?
Office units - Professional suite includes three enclosed offices, a flexible conference room, kitchenette, storage, and a private restroom.
Where is this office units located?
The property is located at C1-118 Maplewood Ave Portsmouth, NH.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 951± SF office condominium at 118 Maplewood Avenue; Three private offices plus a conference room adaptable as a fourth office; Kitchenette, storage area, and private restroom
