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Property profile & analytics
OFF-MARKET
Office buildings
12 Charles St Rochester, NH 03867-2960
Entity Owned
2-yr Hold
Free & Clear
Property ID
US58-0108067
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
FRAME
Total area
2,388 SF
Lot
0.18 ac (7,841 SF)
Zoning code
DTC
APN
RCHE M:0120 B:0348 L:0000
UPID
US58-0108067
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
-
Lachapelle & Higgins Insurance Insurance Agency
-
Cook Keith Insurance Agency
-
Large Roberta CPA Tax Preparation
-
Large Troy Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Dover Coast Charles LLC · 2 yrs held
Dover Coast Charles LLC
since 2024
3 recorded transactions
Zoning & alternative use
DTC · Rochester, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Provide for a mix of uses within the zone, Preserve existing historic architectural structures and designs, Provide for the adaptive reuse of existing historic and non-historic structures
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
133.26 ac
Source
Realmo
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,995
Tax year 2023
Assessed value
$232,900
Assessed 2023
Previous assessed
$232,900
+0.0% YoY
Effective rate
2.57%
On assessed value
Assessed land
$81,000
Assessed improvement
$151,900
Applied tax rate
65,140.0000
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
Off-Market
Year built
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
2
Bathrooms
2
Total area
2,388 SF
Lot
0.18 ac (7,841 SF)
Zoning code
DTC
APN
RCHE M:0120 B:0348 L:0000
UPID
US58-0108067
Jurisdiction
ROCHESTER CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
DTC · Rochester, NHZoning DTC · permitted uses
DTC · Rochester, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Provide for a mix of uses within the zone, Preserve existing historic architectural structures and designs, Provide for the adaptive reuse of existing historic and non-historic structures
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
133.26 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
2
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Dover Coast Charles LLC
Entity
Free & Clear · 2 yrs held
Mailing address
24321 WOODSAGE DR, BONITA SPRINGS, FL 34134-2958
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2024
—
Dover Coast Charles LLC
Dover Coast LLC
Warranty Deed
—
Dec 2, 2010
—
Port Charles Assoc
—
Deed Of Trust
related
$168,000 · Federal Savings Bank
Jun 30, 1999
$110,000
Port Charles Associate
Costantino,robert W
Warranty Deed
$113,500 · Federal Savings Bank
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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