28 Shepard Hl Rd Holderness, NH 03245
Entity Owned
4-yr Hold
Estimated value (blended)
$1.72M
Range $1.55M – $1.89M (±10%)
Implied cap rate
3.90%
In-place · NOI ÷ last sale
Property ID
US58-0396132
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1880
Total area
6,474 SF
Lot
1.27 ac (55,321 SF)
Zoning code
300 DO
APN
HLDN M:102 B:044 L:000
UPID
US58-0396132
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$834k
Blend (final)
Blend
$1.72M
Owner & transaction history
since 2021
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
300 DO · Holderness, NH
Top alternative use upside
Office building
$1.3M
+56.2%
Retail stores
$1.1M
+27.2%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.72M
Value range
$1.55M – $1.89M
±10% around blend
Estimated value / SF
$266 / SF
Confidence
Low
3 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
30
$1.55M
blend $1.72M
$1.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,474 SF
Lot area
1.27 ac
Year built
1880
Stories
2
APN
HLDN M:102 B:044 L:000
Assessed value
$812,400
Annual tax
$6,979
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.03M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.12M
@ 6.5% CAP return
$1.03M
@ 7% CAP return
$955k
4
Sales comparison
Partial preview
Sales approach indication
$753k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.2 mi away · 4,703 SF
23.3 mi away · 4,843 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.72M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 153 sales
$130
+104%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $266/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+56%
vs current-use indication
Retail Stores
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.90%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.90%
9.0%
NOI (est.)
$88k *
Last sale · Sep 2021
$1.25M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.24M
Move the market yield to see immediate price impact.
Value / SF
$347
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.40%3.90%4.40%
$79k
$2.32M
$2.02M
$1.79M
$88k
$2.57M
$2.24M
$1.99M
$96k
$2.83M
$2.47M
$2.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$425k
20.4 mi · Apr 2026 · $52/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,979
Tax year 2023
Assessed value
$812,400
Assessed 2023
Previous assessed
$1,008,400
-19.4% YoY
Effective rate
0.86%
On assessed value
Assessed land
$107,800
Assessed improvement
$704,600
Applied tax rate
36,900.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1880
Heating
HOT WATER
Buildings
2
Stories
2
Units
1
Rooms
18
Bathrooms
12
Total area
6,474 SF
Lot
1.27 ac (55,321 SF)
Zoning code
300 DO
APN
HLDN M:102 B:044 L:000
UPID
US58-0396132
Jurisdiction
HOLDERNESS TOWN
Zoning & alternative use
300 DO · Holderness, NHZoning 300 DO · permitted uses
300 DO · Holderness, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1880
Heating
HOT WATER
Stories
2
Buildings
2
Units
1
Rooms
18
Bathrooms
12
Lot
1.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
300 DO
Jurisdiction
Holderness, NH
Recorded code
300 DO
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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