Entity Owned Property summary
AI-generated overview
This restaurant space is located in Barrington, New Hampshire, in the former Kozy’s Pizza/Topwater Brewing site. The premises are configured for food service with high-visibility signage and established customer-facing layout. The dining area is furnished with tables, chairs, and bar seating, and includes a take-out counter suitable for pickup or quick service. An outdoor patio features a built-in bar and an included stage area for live entertainment, with space that can accommodate patio seating and lighting elements, as well as patio heaters. The property includes a commercial kitchen with equipment already present; the kitchen equipment is negotiable for use in the next food-service operation. The space is designed to support casual dining concepts and can accommodate variations such as pizza, gastropub-style service, or more upscale restaurant use based on the interior and outdoor seating plan.
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Total area
7,964 SF
Lot
2.3 ac (100,188 SF)
Zoning code
COMMER
APN
BRRN M:00250 B:000089 L:000000
UPID
US58-0623542
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
-
Business Service Center Advocacy Group
-
Physician
-
Production Facility Brewery & Distillery
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.25M
Owner & transaction history
Zoning & alternative use
COMMER · Barrington, NH
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
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 12 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.25M
Value range
$1.13M – $1.38M
±10% around blend
Estimated value / SF
$157 / SF
Confidence
High
12 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$1.13M
blend $1.25M
$1.38M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
7,964 SF
Lot area
2.3 ac
Year built
1970
APN
BRRN M:00250 B:000089 L:000000
Zoning
COMMER
Assessed value
$1,393,000
Annual tax
$23,249
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.24M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.34M
@ 6.5% CAP return
$1.24M
@ 7% CAP return
$1.15M
4
Sales comparison
Partial preview
Sales approach indication
$1.94M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.3 mi away · 7,363 SF
16.9 mi away · 7,638 SF
17.9 mi away · 6,720 SF
19.0 mi away · 6,492 SF
20.4 mi away · 5,579 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 127 sales
$171
-8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $157/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
Modeled
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$1.39M
Move the market yield to see immediate price impact.
Value / SF
$175
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%
$88k
$1.76M
$1.25M
$975k
$98k
$1.95M
$1.39M
$1.08M
$107k
$2.15M
$1.53M
$1.19M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$2.20M
5.7 mi · Nov 2025 · $319/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$23,249
Tax year 2023
Assessed value
$1,393,000
Assessed 2023
Previous assessed
$1,258,800
+10.7% YoY
Effective rate
1.67%
On assessed value
Assessed land
$282,500
Assessed improvement
$1,110,500
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
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Heating
SPACE
Buildings
2
Bathrooms
9
Total area
7,964 SF
Lot
2.3 ac (100,188 SF)
Zoning code
COMMER
APN
BRRN M:00250 B:000089 L:000000
UPID
US58-0623542
Jurisdiction
BARRINGTON
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
COMMER · Barrington, NHZoning COMMER · permitted uses
COMMER · Barrington, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1970
Heating
SPACE
Buildings
2
Bathrooms
9
Lot
2.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMER
Jurisdiction
Barrington, NH
Recorded code
COMMER
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
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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