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Property profile & analytics
OFF-MARKET
Estimated value
$6,590,000
Office buildings
28 Deer St, Portsmouth, NH 03801-7704
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US58-0541353
Property summary
AI-generated overview
This Class A, 22,765 square foot office building, constructed in 2000, offers executive suites in a prime Portsmouth, NH location. The building features one four-story structure with elevators, and currently has 5,829 square feet of vacant space available. Units range from a minimum of 1,766 square feet to a maximum contiguous space of 4,063 square feet, perfect for multiple tenants. The building boasts an architect-designed, high-end finish, combining private offices with open work areas, along with convenient amenities such as a conference room and kitchenette. Enjoy stunning Piscataqua River views from this prestigious location on Deer Street, situated in the heart of Portsmouth's vibrant downtown. On-site parking is available. The property is zoned CBD, B and its proximity to numerous hotels (Sheraton, Marriott Residence Inn, Hilton Garden Inn, Hampton Inn and Suites) and the Harbor Events Center provides unparalleled convenience and accessibility. The Rockingham County address is 28 Deer St, Portsmouth, NH 03801 (APN: 0118-0014-0000). A virtual tour is available online.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
STEEL FRAME
Total area
22,765 SF
Lot
0.25 ac (10,890 SF)
Zoning code
CD4
APN
PRSM M:0118 B:0014 L:
UPID
US58-0541353
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
-
NAI Norwood Group Real Estate Agency
-
The Groomsmith Barber Shop
-
National Electrical Manufacturers Representatives Association Association Or Organization
-
Jones Trading Institutional Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.42M
Comparable Approach
Comparable
$8.33M
Blend (final)
Blend
$6.59M
Owner & transaction history
Vpc LLC · 4 yrs held
Vpc LLC
since 2021
1 recorded transaction
Zoning & alternative use
CD4 · Portsmouth, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$10.3M
+47.4%
Restaurant
$10.2M
+46.7%
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$6,950,000
6.5%
$6,415,000
7%
$5,955,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,960,000
Current use
COMMERCIAL (GENERAL)
$10,260,000
Change: +47% · Conversion: Easy
RESTAURANT
$10,210,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,000,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$6.59M
Range $5.93M – $7.25M · ±10%
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
$289 / 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
$71,685
Tax year 2023
Assessed value
$4,444,200
Assessed 2023
Previous assessed
$4,444,200
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$1,048,200
Assessed improvement
$3,396,000
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
8
Total area
22,765 SF
Lot
0.25 ac (10,890 SF)
Zoning code
CD4
APN
PRSM M:0118 B:0014 L:
UPID
US58-0541353
Jurisdiction
PORTSMOUTH CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
CD4 · Portsmouth, NH
Zoning CD4 · permitted uses
CD4 · Portsmouth, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$10.3M
RESTAURANT
Est. value
$10.2M
AUTO REPAIR, GARAGE
Est. value
$6.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
8
Lot
0.25 ac
Current owner
From public records · entity-resolved
Vpc LLC
Entity
Mailing address
28 DEER ST STE #101, PORTSMOUTH, NH 03801-7704
Mailing matches property
Yes
Owner-occupied
Yes
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2021
—
Vpc LLC
—
Deed
related
$1,080,000 · Eastern 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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