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    609 Beach Rd Pittsburg, NH 03592

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    For Sale
    Contract
    $3,999,500

    Established resort with cabins, restaurant, and recreational activities.

    Lot size:
    10.00 Acres

    Property Features for 609 Beach Rd

    General Information

    Property type
    Commercial
    Standard status
    Contract
    Lot size
    10.00 Acres

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    Listing Contact
    John Jay Polimeno
    Source: Elliman

    Listing Agency: Polimeno Realty Listing Agent: John Jay Polimeno

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Four-Season Sporting Camp Resort

    Tall Timber Lodge is a four-season sporting camp resort located on Back Lake in Pittsburg, NH, offering vacation cabin and room rentals since 1946. Acquired by the Caron family in 1982, the property has seen improvements to existing structures and the addition of new rental units over the past 40 years. Situated on 10 acres directly on Back Lake, the property includes the main lodge, which houses a registration desk, lobby, deck, gift shop, laundry room, housekeeping facilities, and the Rainbow Grille. The Rainbow Grille, opened in 1998, provides dining in a relaxed atmosphere. The lodge also contains two rental apartments and eight private rooms, four with private baths and four with a shared bath. The resort features fifteen stand-alone onsite cabins and two apartments on the lower level of the lodge building. All cabins and apartments are winterized for year-round rental. Tall Timber Lodge also manages rental contracts with private owners of 11 off-site properties, ranging from rustic cabins to luxurious homes. The resort offers licensed professional guides for fly fishing and bird hunting, fly fishing schools, fishing boat rentals, and snowmobile rentals.
    Location Intelligence

    Current Use by Public Records

    Resorts

    Suggested Use

    Real Estate Agency Auto Repair Shop Auto Parts Store HVAC Service Bar & Pub Electrical Service Travel Agency Hotel & Motel Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pittsburg
    County
    Coos
    State
    New Hampshire
    Longitude
    -71.3507139
    Latitude
    45.0822316

    Nearby Similar for Sale

    • $3,999,500
      Pending

      Four-Season Sporting Camp Resort

      Established resort with cabins, restaurant, and recreational rentals.
      609 Beach Rd, Pittsburg, NH 03592
      View Details
    • $3,999,500
      10.00 Acres

      Pittsburg NH Lakefront Resort

      Established Sporting Camp & Restaurant on 10 Acres
      609 Beach Rd, Pittsburg, NH 03592
      View Details

    FAQs

    What type of property is this?
    Resort - Established resort with cabins, restaurant, and recreational activities.
    Where is this resort located?
    The property is located at 609 Beach Rd Pittsburg, NH.
    What is the asking price?
    The asking price for this property is $3,999,500.
    What are key features of this property?
    This property features: - Established four-season sporting camp resort since 1946 with 40 years under current ownership.; - **Located directly on 10 acres of Back Lake waterfront property.**; - Diverse rental accommodations include lodge rooms/apartments, 15 stand-alone cabins, and 2 lower-level apartments, all winterized.
    (603) 745-8289
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    609 Beach Rd Pittsburg, NH 03592
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    Listing Contact
    John Jay Polimeno
    (603) 745-8289
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