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Property profile & analytics
OFF-MARKET
Retail space
28 Main St Rochester, NH 03867-1908
Individually Owned
26-yr Hold
Absentee Owner
Free & Clear
Property ID
US58-0108065
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1917
Construction
FRAME
Total area
7,261 SF
Lot
0.24 ac (10,454 SF)
Zoning code
DTC
APN
RCHE M:0121 B:0012 L:0000
UPID
US58-0108065
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
-
Bartlett’s (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Michael J Watson · 26 yrs held
Michael J Watson
since 1999
5 recorded transactions
Zoning & alternative use
DTC · Rochester, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Provide for a mix of uses within the zone, Preserve existing historic architectural structures and designs, Provide for the adaptive reuse of existing historic and non-historic structures
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
133.26 ac
Source
Realmo
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,238
Tax year 2023
Assessed value
$203,500
Assessed 2023
Previous assessed
$203,500
+0.0% YoY
Effective rate
2.57%
On assessed value
Assessed land
$85,900
Assessed improvement
$117,600
Applied tax rate
65,140.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1917
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
2
Rooms
10
Bathrooms
7
Total area
7,261 SF
Lot
0.24 ac (10,454 SF)
Zoning code
DTC
APN
RCHE M:0121 B:0012 L:0000
UPID
US58-0108065
Jurisdiction
ROCHESTER CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
DTC · Rochester, NHZoning DTC · permitted uses
DTC · Rochester, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Provide for a mix of uses within the zone, Preserve existing historic architectural structures and designs, Provide for the adaptive reuse of existing historic and non-historic structures
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
133.26 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1917
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
2
Rooms
10
Bathrooms
7
Lot
0.24 ac
Current owner
From public records · entity-resolved
Michael J Watson
Individual
Free & Clear · 26 yrs held
Mailing address
1 OLD DOVER RD STE #2, ROCHESTER, NH 03867-3460
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2025
—
Mac Rochester II LLC
—
Deed
related
$1,150,000 · Ventina LLC
Dec 9, 2020
—
Ventina LLC
—
Deed
related
$350,400 · Newburyport Five Cents Svgs Bk
Sep 7, 1999
$110,000
Michael J Watson
Kaufman Ret,rosanna
Warranty Deed
—
—
—
Ventina LLC
—
Deed Of Trust
related
$250,000 · Newburyport Five Cents Svgs Bk
—
—
Ventina LLC
—
Deed Of Trust
related
$350,400 · Newburyport Five Cents Svgs Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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