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Property profile & analytics
OFF-MARKET
Estimated value
$8,505,000
Investment properties
1 Waterford Way, Manchester, NH 03102-7192
Entity Owned
7-yr Hold
Free & Clear
Property ID
US58-0498850
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2003
Construction
FRAME
Total area
58,227 SF
Lot
66.52 ac (2,897,499 SF)
APN
MNCH M:0766 B:000 L:0005D
UPID
US58-0498850
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Waterford Place Apartment Building
-
Waterford Place Apartments Pool Swimming Pool
-
Waterford Place Kids Playground Family Recreation Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.00M
Comparable Approach
Comparable
$7.86M
Blend (final)
Blend
$8.51M
Owner & transaction history
Waterford Place Holding LLC · 7 yrs held
Waterford Place Holding LLC
since 2019
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.1M
+37.7%
Office building
$10.6M
+12.0%
Auto repair, garage
$9.7M
+2.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$10,830,000
6.5%
$9,995,000
7%
$9,285,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,480,000
Current use
RESTAURANT
$13,050,000
Change: +38% · Conversion: Difficult
OFFICE BUILDING
$10,620,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,735,000
Change: +3% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,910,000
Change: -6% · Conversion: Moderate
RETAIL STORES
$8,210,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$8.51M
Range $7.65M – $9.36M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$146 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$1,461,571
Tax year 2023
Assessed value
$77,495,800
Assessed 2023
Previous assessed
$77,495,800
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$13,920,000
Assessed improvement
$63,575,800
Applied tax rate
45,140.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
9
Stories
3
Units
48
Total area
58,227 SF
Lot
66.52 ac (2,897,499 SF)
APN
MNCH M:0766 B:000 L:0005D
UPID
US58-0498850
Jurisdiction
MANCHESTER CITY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$9.5M
RESTAURANT
Est. value
$13.1M
OFFICE BUILDING
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$9.7M
INDUSTRIAL (GENERAL)
Est. value
$8.9M
RETAIL STORES
Est. value
$8.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
9
Units
48
Lot
66.52 ac
Current owner
From public records · entity-resolved
Waterford Place Holding LLC
Entity
Free & Clear · 7 yrs held
Mailing address
625 MT AUBURN ST STE #201, CAMBRIDGE, MA 02138-4556
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2019
$66,270,000
Waterford Place Holding LLC
Smc Waterford Place Apts LP
Grant Deed
related
—
May 9, 2019
—
Smc Waterford Place Apts LP
Srp6 Nh LLC
Correction Deed
related
—
Nov 24, 2015
$53,066,667
Smc Waterford Place Apartments
Srp6 Nh LLC
Warranty Deed
$40,000,000 · Bank Of America
Apr 21, 2006
$57,100,000
Srp6 Nh LLC
Waterford Pl LLC
Warranty Deed
$44,262,200 · Misc Other
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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