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    16 Willow St Manchester, NH 03103-6322
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    Property profile & analytics

    16 Willow St, Manchester, NH 03103-6322

    View on Map
    • Office buildings
    • 4,488 SF
    • 0.17 lot acres
    Off-Market
    Last Sale May 24, 2021
    Property ID
    US58-0338332
    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.
    Value Estimations
    $535,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • PeopleReady / Employment Agency
    • Excalibur Management Services / Business Management Consultant

    Property Details for 16 Willow St

    Year built
    1915
    Construction
    FRAME
    Lot size
    0.17 lot acres
    Property type
    Office buildings
    APN
    MNCH M:0357 B:000 L:0002
    APU
    MNCHM0357B000L0002

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    May 24, 2021 — Ssh Holdings LLC Fireball Realty LLC Warranty Deed $720k · Primary Bank
    May 11, 2021 — Pine Island Realty LLC Fireball Realty LLC Warranty Deed $720k · Primary Bank
    Jan 10, 2019 — Fireball Realty LLC — Grant Deed · related $2.1M · Primary Bk
    Oct 20, 2017 — Fireball Realty LLC — Deed · related $576k · Primary Bk
    Jul 17, 2017 $700,000 Fireball Realty LLC Fair Deal Ents INC Quit Claim Deed · related $555k · Ttjr LLC
    Apr 2, 2003 $45,000 Fair Deal Enterprises INC Danais,john J Warranty Deed $47k · C Berkow Trust
    — — Fireball Realty LLC — Deed Of Trust · related $576k · Primary Bk

    Description

    Exceptional investment opportunity: This Class A, multi-tenant office building at 16 South Willow Street in Manchester, New Hampshire, offers a compelling return. The 4,488 square foot property, built in 1915 and situated on a 7,680 square foot lot, boasts a 7% cap rate with current rents. The building is fully occupied, featuring seven units including a long-term credit anchor tenant with a recently renewed five-year lease. Two residential units on the upper floors provide additional income potential, potentially increasing the cap rate to 8%. The property requires no immediate capital improvements. Located in a high-traffic area (10,989 vehicles per day in 2022), it benefits from high visibility, ample parking, and easy access. Individual HVAC, central air, gas, and electric systems are in place. The property is zoned for office buildings and offers a strong, stable income stream. Asking price is $1,000,000, with a price per square foot of $222.82. This is a turnkey investment ready for immediate cash flow.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $655,000
      6.5%
      $605,000
      7%
      $565,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $569,000
      Market price range: $440k - $1.33M
      AI Estimate
      $431,000
      Market price range: $277k - $918k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $820,000
      Current use
      AUTO REPAIR, GARAGE
      $750,000
      Change: -8% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Manchester
    County
    Hillsborough
    State
    New Hampshire
    Longitude
    -71.4572
    Latitude
    42.9735
    CBSA code
    31700
    CBSA name
    MANCHESTER-NASHUA, 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
    $7,076
    $109,400
    $265,800
    $375,200
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      1671 Brown Ave

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      345 Cilley Rd

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    • Value Estimation by Request
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      View Details

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    Similar Nearby for Lease

    • $20 SF/Yr

      Prime Manchester Location for Lease

      Exceptional property with modern amenities, suitable for office or retail.
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      45,230 SF

      Manchester Manufacturing Warehouse Sublease Opportunity

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    Request Owner's contact information
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    16 Willow St
    Manchester, NH 03103-6322
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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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