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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Retail properties & Spaces
87 Milton Rd, Rochester, NH 03868-8604
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US58-0419316
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2014
Construction
STEEL FRAME
Total area
8,320 SF
Lot
1.42 ac (61,855 SF)
Zoning code
HC
APN
RCHE M:0210 B:0048 L:0000
UPID
US58-0419316
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
-
PIP Storage 87 Milton Road Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$898k
Blend (final)
Blend
$765k
Owner & transaction history
Packys Invs Prop LLC · 5 yrs held
Packys Invs Prop LLC
since 2020
Last sale
$600,000
6 recorded transactions
Zoning & alternative use
HC · Rochester, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
Method
Estimation
Statistic approach
$810,000
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$890,000
Current use
COMMERCIAL (GENERAL)
$815,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$765k
Range $689k – $842k · ±10% · vs last sale $600k (Dec 18 2020)
Last sale anchor
$600k
Dec 18 2020
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
$92 / 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
$17,918
Tax year 2023
Assessed value
$696,100
Assessed 2023
Previous assessed
$696,100
+0.0% YoY
Effective rate
2.57%
On assessed value
Assessed land
$163,300
Assessed improvement
$532,800
Applied tax rate
65,140.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
8,320 SF
Lot
1.42 ac (61,855 SF)
Zoning code
HC
APN
RCHE M:0210 B:0048 L:0000
UPID
US58-0419316
Jurisdiction
ROCHESTER CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
HC · Rochester, NH
Zoning HC · permitted uses
HC · Rochester, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$890,000
COMMERCIAL (GENERAL)
Est. value
$815,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
2014
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
1.42 ac
Current owner
From public records · entity-resolved
Packys Invs Prop LLC
Entity
Mailing address
PO BOX 77, FARMINGTON, NH 03835-0077
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2024
—
Packys Invs Pro LLC
—
Deed
related
$1,065,000 · Td Bank NA
Mar 29, 2024
—
Packys Inv Prop LLC
—
Deed
related
$283,135 · Newburyport Five Cents Savings Bank
Jul 5, 2022
—
Packys Investment Pro LLC
—
Deed
related
$97,500 · Newburyport Five Cents Savings Bank
Dec 18, 2020
$600,000
Packys Invs Prop LLC
Gtm Investments LLC
Warranty Deed
$320,000 · Newburyport Five Cents Svgs Bk
Feb 26, 2014
—
Gtm Investments LLC
—
Grant Deed
related
$700,000 · Camden Nat'l Bk
Oct 2, 2013
$250,000
Gtm Investments LLC
Anna&e Fazekas Ret
Warranty Deed
—
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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