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    Lakefront Family Compound with Cottages Title is generated by Realmo AI

    998 West Shore Road, Bristol, NH 03222

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    For Sale
    $1,595,000

    MULTI_FAMILY - Cottage - Bristol, NH

    Property size:
    2,500 SF
    Lot size:
    0.60 Acres
    Price / SF:
    $638/SF
    Added:
    May 22, 2026
    Days on Market:
    15
    Last Refresh:
    Jun 5 at 4:06 am

    Property Features for 998 West Shore Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Lake
    Bedrooms
    8
    Bathrooms
    4
    Rooms
    Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 7, Bedroom 5, Bathroom 2, Bathroom 4, Bedroom 3, Bathroom 1, Bedroom 8, Bathroom 3, Bedroom 6
    Parking features
    Open, Garage, Driveway
    Patio and Porch features
    Porch
    Exterior features
    Outbuilding, Screened Porch, Boat Mooring, Boat Slip/Dock
    Fireplace
    1
    Standard status
    Active
    Size
    2,500 SF
    Lot size
    0.60 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    21111

    Utilities

    Heating system
    Baseboard, Fireplace(s), Electric (Heating), Natural Gas
    Water source
    Private, Well
    Water front
    1

    Building Details

    Year built
    1920
    Floors in Building
    2
    Number of units
    4
    Flooring type
    Vinyl, Carpet
    Building materials
    Wood Frame
    Roof type
    Shingle
    Architectural style
    Cottage
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Lorna Platts Sirois

    Listing agent Lorna Platts Sirois

    Listing office Old Mill Properties REALTORS 507 Lake Street, Bristol, NH

    Listing date May 22, 2026

    MLS# 5090559 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

    • 120 feet of privately owned Newfound Lake frontage, with significant waterfront development including a concrete pier
    • 3 separate lots totaling 0.60+/- acres, offering a year‑round home plus seasonal cottage(s) on the same property offering
    • Across the street is a garage with a 1‑bedroom year‑round apartment above
    • Boat mooring and boat slip/dock included; screened porch and porch on‑site
    • Home features a wood‑frame cottage style, shingle roof, fireplace (fireplace(s)), and heating from natural gas and electric/baseboard
    • As‑is sale; ownership is held as a corporation with seller able to transfer all shares for separate building ownership

    Overview

    This offering is a multi-structure lakefront compound that includes a year-round home and seasonal cottage(s) on separate lots, totaling 0.60+/- acres. The main residence and an adjacent year-round one-bedroom apartment are both represented with year-round use; two additional seasonal cottages are also present and are described as being in need of removal. The arrangement was left in place to preserve the “grandfathered status” of the cottage footprints, and the property is being sold in as-is condition. The listing also notes the presence of a concrete pier that was installed historically and could not be replicated to today’s standards.

    The property is located at 998 West Shore Road in Bristol, NH, with 120 feet of privately owned frontage on the shores of Newfound Lake. The main house provides views toward the broadest part of the lake. Across the street is a garage with the year-round apartment above, and the listing describes a lot across the street that could provide a place for a future septic system.

    For buyers considering a coordinated ownership setup, the property is owned as a corporation. The seller would transfer all shares, and the model is described as allowing separate ownership of the buildings. With a mix of year-round and seasonal structures, the compound may suit buyers looking for a multi-building lake property while coordinating use across existing footprints and lots.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Restaurant Auto Repair Shop Kitchen & Bath Showroom Electrical Service Home Appliance Store Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Bristol
    County
    Grafton
    State
    New Hampshire
    Longitude
    -71.79058758
    Latitude
    43.66197333

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    FAQs

    What type of property is this?
    Waterfront Land - Year-round home plus seasonal cottages with 120 feet of privately owned frontage on Newfound Lake.
    Where is this waterfront land located?
    The property is located at 998 West Shore Road Bristol, NH.
    What is the asking price?
    The asking price for this property is $1,595,000.
    What are key features of this property?
    This property features: 120 feet of privately owned Newfound Lake frontage, with significant waterfront development including a concrete pier; 3 separate lots totaling 0.60+/- acres, offering a year‑round home plus seasonal cottage(s) on the same property offering; Across the street is a garage with a 1‑bedroom year‑round apartment above
    (603) 744-8526
    We can help!
    Listing Contact
    Lorna Platts Sirois
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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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