Medical Office Condominium
For Sale
$315,000
D5-29 Mill St, Wolfeboro, NH 03894
Ground-level medical office suite with barrier-free access from the parking area and two assigned parking spaces.
Property Size1,225 SF
Price / SF$257.14
Days on Market81
Property Features for D5-29 Mill St
General Information
Standard status
Active
Size
1,225 SF
Total Parking Spaces
2
Taxes and HOA fees
Annual Taxes
$2,400
Amenities
barrier-free access
lake views
Building Details
Tenancy
Multi
Listing Agency:
Yankee Pedlar Realtors
Listed By:
Geordy Hutchinson
(603) 569-1000
Source:
Exprealty
Added: Jun 17
Changed: Aug 31
Last Checked: Sep 5 at 10:01AM
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 Yankee Pedlar Realtors
Investment Insights
Based on property information with market context.
Unit D5 is a professional commercial condominium suite offering approximately 1,225± square feet of ground-level space. The unit currently operates as a medical office and features convenient, barrier-free access directly from the parking area. With a flexible floor plan, it is well suited for continued professional or medical use, and it also presents conversion potential for general office, retail, service business, or other permitted commercial uses.
The suite is located within Wolfeboro Marketplace, a short walk from downtown Wolfeboro, with easy access to shops, restaurants, banks, marinas, and other community amenities. The property also offers pleasant views of Lake Winnipesaukee and is close to the waterfront. Docking opportunities may also be available, providing a distinctive benefit to consider.
Unit D5 includes two assigned parking spaces, with additional on-site parking available for customers and clients.
The suite is located within Wolfeboro Marketplace, a short walk from downtown Wolfeboro, with easy access to shops, restaurants, banks, marinas, and other community amenities. The property also offers pleasant views of Lake Winnipesaukee and is close to the waterfront. Docking opportunities may also be available, providing a distinctive benefit to consider.
Unit D5 includes two assigned parking spaces, with additional on-site parking available for customers and clients.
Key Highlights
- Ground‑level commercial condominium suite (Unit D5) with approximately 1,225± SF and barrier‑free access from the parking area
- Currently used as a medical office, with suitability for continued professional/medical use
- Flexible for other permitted commercial uses including general office, retail, or service business
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
$16,868
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
5.35%
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%
$337,360
$337.4K
Cap Rate 7%
$240,971
$241.0K
Cap Rate 9%
$187,422
$187.4K
Market Conditions
NOI Build-Up for 1,225 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
$26.5K $21.60/SF
− Vacancy
−$4.0K −$3.24/SF
EGI
$22.5K $18.36/SF
− OpEx
−$5.6K −$4.59/SF
NOI
$16.9K $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%
$337,360
Cap Rate 7%
$240,971
Cap Rate 9%
$187,422
Alternative Uses
Best Use
Office B
$241.0K
$210.9K – $281.1K
NOI $16,868 @ 7.0% cap · market cap 5.35%
Second Best
Healthcare Medical
$122.9K
$107.5K – $143.4K
NOI $8,603 @ 7.0% cap · market cap 2.73%
Theoretical Best
Office A
$305.9K
$267.6K – $356.9K
NOI $21,411 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Ground-level medical office suite with barrier-free access from the parking area and two assigned parking spaces.
Where is this medical office space located?
The property is located at D5-29 Mill St Wolfeboro, NH.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Ground‑level commercial condominium suite (Unit D5) with approximately 1,225± SF and barrier‑free access from the parking area; Currently used as a medical office, with suitability for continued professional/medical use; Flexible for other permitted commercial uses including general office, retail, or service business
