35 S Main Street, Newton, NH – Former Fire Station | 3,802 SF | 5 Oversized Bays | Commercial Zone $750,000 ($197/SF) Cash to Close ˜ $95K | Estimated Monthly Debt Service ˜ $5,973 | Owner-User Labor Rate Benchmark $165–$175/hr Former fire station converted to functional commercial / contractor space offering five oversized drive-in bays, high ceilings, flexible indoor storage, and outdoor yard area on approximately 0.70 acres of commercially zoned land. Ideal for an owner-operator in the trades, auto service, contracting, or equipment-related business who wants to occupy the building, control occupancy costs, and capture both operating income and real-estate equity. Secondary path: hybrid ownership (retain one bay for personal use and lease the balance) or pure landlord play. Building & Site Highlights • 3,802 SF total • 5 oversized bays with drive-in access and clear height suitable for vehicles, equipment, and materials • Indoor storage potential plus outdoor yard / parking spots • Commercial zoning supporting contractor, auto, storage, flex, and related uses • 0.70± acres providing expansion, outdoor storage, or future development flexibility • Minutes from the Massachusetts border and approximately 20 minutes to Salem, NH — strong dual-state customer draw Owner-User Performance Snapshot This asset is structured and priced for an active owner-operator. • Year-1 projected cash flow after debt: $380K+ • Cash-on-cash return on ˜ $95K equity: 400%+ in Year 1 • 5-year equity multiple: approximately 4.0x–4.6x • Estimated annual depreciation write-off: ˜ $15.4K–$27K (39-year commercial schedule) • Principal paydown, interest deduction, operating expense write-offs, and 3–5% annual building appreciation further enhance total return 5-Year Projected Performance (illustrative): Cash Flow grows from ˜ $380K (Y1) to ˜ $520K (Y5) Cumulative 5-year cash flow ˜ $2.24M Debt principal paydown ˜ $104K Building appreciation ˜ $161K Depreciation ˜ $135K Hybrid / Split-and-Rent Alternative Owner retains one bay for personal trade use and leases the remaining contractor bays + storage. Projected rental income ranges (monthly): • Contractor bays (3–4): $1,400–$1,900 each • Indoor storage (4–6 units): $175–$275 each • Outdoor spots (3–5): $100–$175 each Annual Gross / NOI scenarios: • Conservative: ˜ $82K gross / $43.5K NOI • Base: ˜ $105K gross / $60.6K NOI • Strong: ˜ $118K gross / $70.9K NOI Cap Rate Perspective • Owner-user view (business profit ÷ $750K): 50%+ (base case ˜ 51–56%; strong case 64–73%) • Pure landlord view (market rent NOI ÷ $750K): 6–8% range ($12–$18/SF market rents produce 5.1–7.7% caps) Two clear paths at $750K: operate the shop for high business + real-estate yield, or lease the building for a solid institutional-style cap rate while the tenant pays down the debt. Pricing Support $197/SF sits inside the local band for older industrial / flex / garage buildings ($150–$250/SF) and below mid-range for better-condition warehouse product. Replacement cost of comparable bay space exceeds the asking price. Location premium, scarce oversized-bay inventory near the MA line, land value, and lender modeling at the $750K level further support the number. Key Owner Benefits • Full mortgage interest deduction • Depreciation shelter • Principal paydown builds equity every month • Operating and business write-offs (tools, improvements, vehicle, marketing, etc.) • Control over tenants, improvements, and exit timing • Future optionality: full auto shop conversion, pure storage, condo-style subdivision, or refinance Summary Functional, high-ceiling contractor/auto bay building at a supported price point with clear dual strategies: high-yield owner-user operation or lower-intensity hybrid/landlord model. Financing is modeled for an owner-operator structure. Projections are estimates based on industry averages, assumed 3–4% annual appreciation, market rent ranges for southern NH / Rockingham County flex space, and illustrative financing. Not a guarantee. Buyer to independently verify all square footage, zoning, condition, environmental matters, income potential, financing terms, and tax treatment with qualified professionals. Equal Housing Opportunity. Easy to show.