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120 S Main St 2,408 SF 100% Leased Office Building West Lebanon, NH 03784 $549,000 ($227.99/SF) 8.42% Cap Rate
Investment Highlights
- High traffic count, major frontage and exposure in the Upper Valley's busiest business, retail corridor.
Executive Summary
Seller will entertain a leaseback or potential move to another unit if a unit is available. Seller needs time to relocate office if leaseback is not an option. Prime Commercial Property on Route 12A – West Lebanon, NH. Excellent location with direct access and prominent signage on Route 12A (South Main Street), with two curb cuts and adjacent to the bus stop, in the heart of West Lebanon's retail and business corridor. Positioned directly in front of Hannaford, next to Jiffy Lube, and across from Glen Road Plaza, this high-visibility property benefits from heavy traffic flow and strong neighboring anchors. Ample parking with approximately 16 spaces. Currently configured with 5 tenant units: 2 on the first floor, 3 on the second. All tenants are on month-to-month or annual gross leases. Newer roof and updated heating system. Separate electric meters for all units (except Units 4 and 5, which share one meter). Private half baths in all units; Unit 1 features a 3/4 bath. Shared kitchenette and handicapped access between Units 1 and 2. Units 4 and 5 share a common waiting room/hallway. Flexibility for Owner-Users: The main tenant in Unit 1 is open to vacating with appropriate notice, allowing for the relocation to an alternate suitable location, allowing for a potential owner-occupied scenario or reconfiguration on the first floor. This is a versatile investment or owner-user opportunity in a highly desirable, high-traffic location. Shown by appointment only, detailed income and expenses available. The owners are licensed NH Real estate agents.
Financial Summary (Actual - 2025) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$46,200
|
$19.19
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$46,200
|
$19.19
|
| Taxes |
$12,425
|
$5.16
|
| Operating Expenses |
$13,325
|
$5.53
|
| Total Expenses |
$25,750
|
$10.69
|
| Net Operating Income |
$20,450
|
$8.49
|
Financial Summary (Actual - 2025)
| Gross Rental Income | |
|---|---|
| Annual | $46,200 |
| Annual Per SF | $19.19 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $46,200 |
| Annual Per SF | $19.19 |
| Taxes | |
|---|---|
| Annual | $12,425 |
| Annual Per SF | $5.16 |
| Operating Expenses | |
|---|---|
| Annual | $13,325 |
| Annual Per SF | $5.53 |
| Total Expenses | |
|---|---|
| Annual | $25,750 |
| Annual Per SF | $10.69 |
| Net Operating Income | |
|---|---|
| Annual | $20,450 |
| Annual Per SF | $8.49 |
Property Facts
Sale Type
Investment or Owner User
Property Type
Building Size
2,408 SF
Building Class
B
Year Built/Renovated
1850/2007
Price
$549,000
Price Per SF
$227.99
Cap Rate
8.42%
NOI
$46,200
Percent Leased
100%
Tenancy
Multiple
Building Height
2 Stories
Typical Floor Size
1,204 SF
Building FAR
0.28
Lot Size
0.20 AC
Zoning
GC - General Commercial
Parking
16 Spaces (6.64 Spaces per 1,000 SF Leased)
Amenities
- Signage
- Wheelchair Accessible
Major Tenants
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease End
-
- Real Estate
- -
- -
- -
RE/MAX began in 1973 in Denver, Colorado, when Dave and Gail Liniger founded a real estate business built around a higher-commission model for productive agents. The company has since grown into a global real estate network with a franchise system that supports residential and commercial property listings, brokerage operations, and agent recruitment and training. RE/MAX also extends its brand through international franchising and regional operations across a broad global network. The company remains centered on real estate services while giving brokers and agents an independent business model backed by a recognized brand.
| Tenant | Industry | SF Occupied | Rent/SF | Lease End | ||
|
|
Real Estate | - | - | - |
1 1
Fairly walkable
40/100
Exceptionally drivable
100/100
Limited public transit
30/100
Somewhat bikeable
30/100
Property Taxes
| Parcel Number | LBAN-000101-000005 | Total Assessment | $577,100 |
| Land Assessment | $282,800 | Annual Taxes | $12,425 ($5.16/SF) |
| Improvements Assessment | $294,300 | Tax Year | 2025 |
Property Taxes
Parcel Number
LBAN-000101-000005
Land Assessment
$282,800
Improvements Assessment
$294,300
Total Assessment
$577,100
Annual Taxes
$12,425 ($5.16/SF)
Tax Year
2025
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Contact the Sale Advisor
120 S Main St