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Property profile & analytics
FOR LEASE
Office buildings
10 Pleasant St, Portsmouth, NH 03801
Entity Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US58-0603559
For Lease
1 / 2
$3,545,000
10 Pleasant St, Portsmouth, NH 03801
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
FRAME
Total area
12,879 SF
Lot
0.09 ac (3,920 SF)
Zoning code
CD5
APN
PRSM M:0107 B:0082 L:
UPID
US58-0603559
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
-
Club Boutique and City Shoes Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Ford, McDonald & Borden, P.A. Law Firm
-
Stonewall Kitchen Portsmouth Company Store Specialty Food Shop
-
Le Club Boutique Clothing & Fashion Store
-
Ford Edmond J Law Firm Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.63M
Comparable Approach
Comparable
$3.59M
Blend (final)
Blend
$3.55M
Owner & transaction history
COVENTRY ASSETS
COVENTRY ASSETS
Zoning & alternative use
CD5 · Portsmouth, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+47.4%
Restaurant
$5.8M
+46.7%
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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%
$3,930,000
6.5%
$3,630,000
7%
$3,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,940,000
Current use
COMMERCIAL (GENERAL)
$5,805,000
Change: +47% · Conversion: Easy
RESTAURANT
$5,775,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,395,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$3.55M
Range $3.19M – $3.90M · ±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
$275 / 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
$54,665
Tax year 2023
Assessed value
$3,389,000
Assessed 2023
Previous assessed
$3,389,000
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$912,900
Assessed improvement
$2,476,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
5
Total area
12,879 SF
Lot
0.09 ac (3,920 SF)
Zoning code
CD5
APN
PRSM M:0107 B:0082 L:
UPID
US58-0603559
Jurisdiction
PORTSMOUTH CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
CD5 · Portsmouth, NH
Zoning CD5 · permitted uses
CD5 · Portsmouth, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$5.8M
RESTAURANT
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$3.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1998
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
5
Lot
0.09 ac
Current owner
From public records · entity-resolved
COVENTRY ASSETS
Individual
Free & Clear · 0 yrs held
Mailing address
3 PLEASANT ST FL, PORTSMOUTH, NH 03801-4517
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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