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    Property profile & analytics

    118 Portsmouth Ave Stratham, NH 03885

    • Commercial real estate
    • 11,396 SF
    • 8.96 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US58-0024150
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Cristin Zaimes / Physician
    • Core Pediatrics - Stratham / Pediatrician / Medical Clinic
    • Dr. Elizabeth S. Ginsburg, MD / Physician
    • Center For Reproductive Care: Davidson Karen M MD / Physician
    • Compass Retirement Consulting Group / Financial Advisor

    Property Details for 118 Portsmouth Ave

    Year built
    1994
    Lot size
    8.96 lot acres
    Property size
    11,396 SF
    Zone code
    PRE P
    Property type
    Commercial real estate
    APN
    STRH M:00013 B:000069 L:000000
    APU
    STRHM00013B000069L000000

    Description

    This exceptional 4,776 square foot office space is available for sublease on the second floor of a modern, two-story building in Stratham, New Hampshire. Built in 2019 and renovated in 2020, this meticulously maintained space offers a highly functional layout ideal for a variety of professional businesses. The suite boasts a welcoming reception area flowing into a large workroom, providing ample space for staff and collaboration. Nine private offices ensure privacy and individual workspaces, complemented by two dedicated conference rooms for meetings and presentations. A collaborative bullpen area fosters teamwork and open communication, while a convenient kitchenette and storage areas add to the overall functionality. The sublease term extends to August 31, 2025, with the possibility of a longer-term lease. The building features one elevator for convenient access to the second floor. This prime location on Route 33/Portsmouth Avenue offers excellent visibility and accessibility, with easy access to major highways including Route 101 and I-95. Commuting is a breeze, with downtown Portsmouth just 20 minutes away and downtown Exeter a short 10-minute drive. The property is zoned for commercial use and situated within Rockingham County. This is a rare opportunity to secure high-quality, move-in ready office space in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,770,000
      6.5%
      $1,635,000
      7%
      $1,515,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $2,081,000
      Market price range: $507k - $2.08M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $2,630,000
      Current use
      AUTO REPAIR, GARAGE
      $3,005,000
      Change: +14% Conversion: Difficult
      RETAIL STORES
      $2,465,000
      Change: -6% Conversion: Easy
      OFFICE BUILDING
      $2,150,000
      Change: -18% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Stratham
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -70.9151
    Latitude
    43.0195
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $163,857
    $2,142,700
    $5,693,600
    $7,836,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,195,000
      8,994 SF

      70 Portsmouth Ave

      SHOW ROOM, WAREHOUSE • 8,994 SF
      70 Portsmouth Ave, Stratham, NH 03885-4400
      View Details
    • Value Estimation
      $10,235,000
      72,932 SF

      100 Shaws Ln

      SHOW ROOM, WAREHOUSE • 72,932 SF
      100 Shaws Ln, Stratham, NH 03885-6532
      View Details
    • Value Estimation
      $575,000
      1,232 SF

      72 Portsmouth Ave Ste, Unit 101

      COMMERCIAL CONDOMINUIM • 1,232 SF
      72 Portsmouth Ave Ste, Stratham, NH 03885-2568
      View Details
    • Value Estimation
      $1,110,000
      8,187 SF

      2 College Rd

      SHOW ROOM, WAREHOUSE • 8,187 SF
      2 College Rd, Stratham, NH 03885-2371
      View Details
    • Value Estimation
      $930,000
      6,023 SF

      2 Portsmouth Ave

      SHOW ROOM, WAREHOUSE • 6,023 SF
      2 Portsmouth Ave, Stratham, NH 03885
      View Details
    • Value Estimation
      $575,000
      4,082 SF

      38 Portsmouth Ave

      SHOW ROOM, WAREHOUSE • 4,082 SF
      38 Portsmouth Ave, Stratham, NH 03885-6553
      View Details

    Similar Nearby for Sale

    • $2,995,000
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      Historic Stratham Estate

      Income-generating property, 5 acres, 4 buildings
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    • $974,999

      Commercial Land Available

      Commercial land for sale.
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    • New
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      Versatile commercial property in Stratham, suitable for various uses.
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      Turn-key medical office, high visibility, investment potential.
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    • Contact for pricing
      117,000 SF

      Stratham NH Flex Space - 117,000 SF

      Prime Flex Space, 90 Acres, Redevelopment Potential
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    • $75,000
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    Similar Nearby for Lease

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      Retail space available in a busy shopping center.
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    • $4,500 /Mo
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      Stratham Office Suite For Lease

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      View Details
    • $4,500 /Mo

      Stratham Office Suite For Lease

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      157 Portsmouth Ave, Stratham, NH 03885
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    • $15 SF/Yr
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      Repositioned Corporate Headquarters Space Available

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    • Contact for pricing
      10,000 SF

      Office Park Cafe Space Available

      Prime Office Park Cafe Space - 2,500 SF
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    • $15 SF/Yr
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      Highly Visible Office/Medical Space

      Adaptable office and medical space with high visibility and accessibility.
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      View Details
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    118 Portsmouth Ave
    Stratham, NH 03885
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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
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