Individually Owned Property summary
AI-generated overview
The property is a 12-acre parcel located in Epping on Calef Highway, within the Highway Commercial (HC) zoning district. It is situated along NH Route 125/Calef Highway Northbound lane on the east side at the intersection with Route 87 (Hedding Road), and features approximately 500 feet of frontage on 125 Calef Highway. Approved plans indicate the presence of designated wetlands along with applicable setbacks and buffers, and the parcel provides a generous building envelope for development within those constraints. The HC zoning allows a wide range of permissible commercial uses. The site is positioned for convenient access to NH Route 101 and major commuter routes toward Manchester, Concord, Portsmouth, the Seacoast, and the Mountains Region, and is also near Manchester-Boston Regional and Portsmouth airports. Historical traffic counts from 2015 reported approximately 21,000 average daily vehicles on the adjacent route.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1712
Total area
2,280 SF
Lot
12 ac (522,720 SF)
Zoning code
HC
APN
EPPI M:016 B:058
UPID
US58-0214481
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$245k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$235k
Owner & transaction history
since 2019
1 recorded transaction
Zoning & alternative use
HC · Epping, NH
Zoning description
To attract new commercial development and increase professional services which will be beneficial to town residents
General category
COMMERCIAL
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 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$235k
Value range
$212k – $259k
±10% around blend
Estimated value / SF
$103 / SF
Confidence
High
11 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$212k
blend $235k
$259k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,280 SF
Lot area
12 ac
Year built
1712
Stories
2
APN
EPPI M:016 B:058
Zoning
HC
Assessed value
$162,900
Annual tax
$3,812
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$515k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.0 mi away · 2,238 SF
15.6 mi away · 2,930 SF
15.6 mi away · 2,340 SF
17.3 mi away · 2,464 SF
17.3 mi away · 2,104 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$235k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 352 sales
$231
-55%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $103/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$163k
Move the market yield to see immediate price impact.
Value / SF
$71
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
5.00%7.00%9.00%
$10k
$205k
$147k
$114k
$11k
$228k
$163k
$127k
$13k
$251k
$179k
$139k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$580k
14.9 mi · Mar 2026 · $275/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,812
Tax year 2023
Assessed value
$162,900
Assessed 2023
Previous assessed
$162,900
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$162,900
Applied tax rate
24,660.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1712
Heating
HOT WATER
Stories
2
Rooms
10
Bathrooms
2
Total area
2,280 SF
Lot
12 ac (522,720 SF)
Zoning code
HC
APN
EPPI M:016 B:058
UPID
US58-0214481
Jurisdiction
EPPING TOWN
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
HC · Epping, NHZoning HC · permitted uses
HC · Epping, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
To attract new commercial development and increase professional services which will be beneficial to town residents
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1712
Heating
HOT WATER
Stories
2
Rooms
10
Bathrooms
2
Lot
12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HC
COMMERCIAL
Jurisdiction
Epping, NH
Recorded code
HC
Official district
HC
Official district profile
What the municipal code says about HC
Zoning description
To attract new commercial development and increase professional services which will be beneficial to town residents
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HC in Epping, NH.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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