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Property profile & analytics
OFF-MARKET
Estimated value
$7,510,000
Hotels
1298 Porter St Ext, Manchester, NH 03103-3175
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US58-0400275
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
2002
Construction
FRAME
Total area
55,051 SF
Lot
3.43 ac (149,341 SF)
APN
MNCH M:0756 B:000 L:0010
UPID
US58-0400275
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.09M
CAP Approach
CAP
$6.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.51M
Owner & transaction history
Manchestger Hospitality · 3 yrs held
Manchestger Hospitality
since 2023
Last sale
$8.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.6M
+805.7%
Industrial (general)
$5.5M
+558.5%
Restaurant
$5.0M
+500.2%
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
$6,105,000
ML approach
$8,085,000
CAP Approach
CAP Return
Estimation
6%
$6,905,000
6.5%
$6,370,000
7%
$5,915,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,605,000
Change: +806% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,530,000
Change: +558% · Conversion: Difficult
RESTAURANT
$5,040,000
Change: +500% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,515,000
Change: +438% · Conversion: Difficult
Blend value · Realmo final
$7.51M
Range $6.76M – $8.26M · ±10% · vs last sale $8.50M (Mar 28 2023)
Last sale anchor
$8.50M
Mar 28 2023
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
$136 / 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
$145,595
Tax year 2023
Assessed value
$7,719,800
Assessed 2023
Previous assessed
$7,719,800
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$1,810,800
Assessed improvement
$5,909,000
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
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
108
Total area
55,051 SF
Lot
3.43 ac (149,341 SF)
APN
MNCH M:0756 B:000 L:0010
UPID
US58-0400275
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
OFFICE BUILDING
Est. value
$7.6M
INDUSTRIAL (GENERAL)
Est. value
$5.5M
RESTAURANT
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
2002
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
108
Lot
3.43 ac
Current owner
From public records · entity-resolved
Manchestger Hospitality
Individual
Mailing address
1298 S PORTER ST EXT, MANCHESTER, NH 03103-3175
Ownership since
2023
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
Mar 28, 2023
$8,500,000
Manchestger Hospitality
Hiemt LLC
Warranty Deed
$7,000,000 · Hiemht LLC
Oct 3, 2011
$8,000,000
Porter Street LLC
Ts Manchester LLC
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
—
Jun 18, 2007
—
Manchester Lodging LLC
—
Deed Of Trust
related
$225,000 · De Silva Properties
—
—
Hiemht LLC
—
Deed Of Trust
related
$10,000,000 · Mascoma Svgs
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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