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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Turn key restaurants
28-32 Cottage St, Littleton, NH 03561
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US58-0236210
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,986 SF
Lot
0.71 ac (30,927 SF)
Zoning code
C-1
APN
LTLN M:84 B:21 L:
UPID
US58-0236210
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
$705k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$731k
Blend (final)
Blend
$720k
Owner & transaction history
Freehouse Holdings LLC · 4 yrs held
Freehouse Holdings LLC
since 2021
Last sale
$595,000
6 recorded transactions
Zoning & alternative use
C-1 · Littleton, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+5.6%
Commercial (general)
$1.1M
+0.4%
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 Littleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Littleton 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
$730,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,115,000
Current use
OFFICE BUILDING
$1,180,000
Change: +6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,120,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,095,000
Change: -2% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$960,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $595k (Dec 30 2021)
Last sale anchor
$595k
Dec 30 2021
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
$66 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$14,223
Tax year 2022
Assessed value
$616,800
Assessed 2022
Previous assessed
$616,800
+0.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$124,900
Assessed improvement
$491,900
Applied tax rate
42,580.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
4
Total area
10,986 SF
Lot
0.71 ac (30,927 SF)
Zoning code
C-1
APN
LTLN M:84 B:21 L:
UPID
US58-0236210
Jurisdiction
LITTLETON TOWN
Zoning & alternative use
C-1 · Littleton, NH
Zoning C-1 · permitted uses
C-1 · Littleton, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Littleton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$960,000
RESTAURANT Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
4
Lot
0.71 ac
Current owner
From public records · entity-resolved
Freehouse Holdings LLC
Entity
Mailing address
28 COTTAGE ST #32, LITTLETON, NH 03561-5716
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2021
$595,000
Freehouse Holdings LLC
Harkless Holdings LLC
Warranty Deed
—
Apr 12, 2017
—
Harkless Holdings LLC
—
Deed
related
$50,000 · Passumpsic Svgs Bk/nh
Jan 23, 2006
—
Harkless Holdings LLC
—
Deed Of Trust
related
$230,000 · Granite State Economic Develop
Dec 21, 2005
$450,000
Harkless Holdings LLC
Northeast Glass & Aluminu
Warranty Deed
$280,000 · Siwoog Guaranty Savings
Dec 21, 2005
—
Harkless Holdings LLC
—
Deed Of Trust
related
$224,000 · Siwooganock Bank
—
—
Harkless Holdings LLC
—
Deed Of Trust
related
$50,000 · Passumpsic Svgs Bk/nh
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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