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    Residential Development Land with Pond Title is generated by Realmo AI

    263 Knowles Pond Road, Northfield, NH 03276

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    Claim this Listing
    For Sale
    Under Contract
    $395,000

    LAND - Northfield, NH

    Lot size:
    27.00 Acres
    Added:
    Dec 13, 2025
    Days on Market:
    173
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for 263 Knowles Pond Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1
    Standard status
    Active Under Contract
    Lot size
    27.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    50

    We can help!

    Listing Contact
    O'Halloran Group

    Listing agent O'Halloran Group

    Listing office KW Coastal and Lakes & Mountains Realty/N.London 256 Main Street, Portsmouth, NH

    Listing date Dec 13, 2025

    MLS# 5071985 Listing URL

    Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 27‑acre property in Northfield with multiple cleared building lots
    • Large beaver pond on the property
    • Deed restriction prohibits development of more than two building lots
    • Land abuts over 35 acres of conservation land
    • Minutes from Knowles Pond (55 acres) for fishing and non‑motorized boating
    • Close to outdoor recreation including Highland Mountain Bike Park, Northfield Town Forest, Belknap Mountain State Forest, and Winnisquam Lake

    Overview

    This offering is 27 acres of residentially zoned land (R1) with multiple cleared areas suitable for building. The property includes a large beaver pond and additional space for buyers looking to create a small farm or maintain a more natural setting.

    The land is located in Northfield and is just minutes from Knowles Pond, a quiet 55-acre pond used for fishing and non-motorized boating such as kayaking and canoeing. The property also abuts more than 35 acres of conservation land. Area recreation includes nearby Highland Mountain Bike Park, town forest and state forest access, and Winnisquam Lake for swimming and kayaking, with snowmobile trails in the region. Access to the Lakes Region and Tilton is described as being nearby, and I-93 is close for travel toward Concord, Manchester, and Boston.

    For buyers considering residential development, this site supports planning around the existing cleared areas, while also offering natural features for lifestyle-driven use. The deed restriction prohibits development of more than two building lots, so the property is best suited for investors or owner-builders who can design their plans within that limitation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    HVAC Service Travel Agency Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Northfield
    County
    Belknap
    State
    New Hampshire
    Longitude
    -71.52574208
    Latitude
    43.42592027

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    • $395,000

      Northfield Acreage Near Recreation

      27 acres in Northfield near outdoor activities and conservation land.
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      Northfield Land For Sale

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    FAQs

    What type of property is this?
    Residential land & home lot - 27 acres in Northfield with cleared areas, a beaver pond, and a deed restriction limiting development to two building lots.
    Where is this residential land & home lot located?
    The property is located at 263 Knowles Pond Road Northfield, NH.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: 27‑acre property in Northfield with multiple cleared building lots; Large beaver pond on the property; Deed restriction prohibits development of more than two building lots
    (603) 610-8500
    We can help!
    Listing Contact
    O'Halloran Group
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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.

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    263 Knowles Pond Road, Northfield, NH 03276
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