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    Property profile & analytics

    15 Middle St Portsmouth, NH 03801-4301

    • Hotels
    • 9,717 SF
    • 0.14 lot acres
    OFF-MARKET
    Last Sale
    Mar 06, 2020
    $1,500,000
    Value Estimations
    $1,580,000
    Show details
    Cap Rate Potential
    2.9%
    Hotels
    Location Intelligence
    Property ID
    US58-0536186
    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

    • Hotel Thaxter / Hotel & Motel
    • Nichinan / Restaurant

    Property Details for 15 Middle St

    Year built
    1860
    Construction
    FRAME
    Lot size
    0.14 lot acres
    Property size
    9,717 SF
    Zone code
    GRC
    Property type
    Hotels
    APN
    PRSM M:0126 B:0012 L:
    APU
    PRSMM0126B0012L

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,100,000
      ML approach
      $2,180,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,267,000
      Market price range: $230k - $1.27M

    • Alternative Use

      Use
      Estimation
      HOTEL/MOTEL
      $2,270,000
      Current use
      AUTO REPAIR, GARAGE
      $2,560,000
      Change: +13% Conversion: Difficult
      RETAIL STORES
      $2,105,000
      Change: -7% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Portsmouth
    County
    Rockingham
    State
    New Hampshire
    Longitude
    -70.7603
    Latitude
    43.0755
    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
    $39,309
    $626,300
    $1,810,700
    $2,437,000
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,395,000
      26,680 SF

      383 Woodbury Ave

      HOTEL • 26,680 SF
      383 Woodbury Ave, Portsmouth, NH 03801-3209
      View Details
    • Value Estimation
      $12,635,000
      86,293 SF

      100 High St

      HOTEL • 86,293 SF
      100 High St, Portsmouth, NH 03801-3709
      View Details
    • Value Estimation
      $4,625,000
      63,087 SF

      99 Durgin Ln

      HOTEL • 63,087 SF
      99 Durgin Ln, Portsmouth, NH 03801-3156
      View Details
    • Value Estimation
      $8,015,000
      45,364 SF

      650 Borthwick Ave

      HOTEL • 45,364 SF
      650 Borthwick Ave, Portsmouth, NH 03801-4115
      View Details
    • Value Estimation
      $1,285,000
      15,465 SF

      40 Ct St

      HOTEL-RESORT • 15,465 SF
      40 Ct St, Portsmouth, NH 03801-4412
      View Details
    • Value Estimation by Request
      3,802 SF

      70 Ct St

      HOTEL-RESORT • 3,802 SF
      70 Ct St, Portsmouth, NH 03801-4414
      View Details

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      Prime Location, Two Vacant Units
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    Similar Nearby for Lease

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      Portsmouth Tire Shop - Turnkey!

      High-Volume Tire Business, Fully Equipped
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      View Details
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      62,322 SF

      Portsmouth Office/Storage Space Available

      900 SF heated space, prime Portsmouth location.
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      View Details
    • $10 SF/Yr
      8,202 SF

      Portsmouth Office Space For Lease

      8,202 SF Office, Prime Location
      500 Maplewood Ave, Portsmouth, NH 03801
      View Details
    • $12 SF/Yr
      62,322 SF

      Class A Office Space for Lease

      Modern, 11,412 SF Executive Office Suite
      300 Constitution Ave, Portsmouth, NH 03801
      View Details
    • $11 SF/Yr
      22,000 SF

      Industrial Building with Outdoor Storage

      22,000 SF industrial building with convenient highway access.
      100 West Rd, Portsmouth, NH 03801
      View Details
    • Contact for pricing
      11,145 SF

      Retail Space on Woodbury Avenue

      Highly visible retail space with high traffic counts.
      1303 Woodbury Ave, Portsmouth, NH 03801
      View Details
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    15 Middle St
    Portsmouth, NH 03801-4301
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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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