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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Residential income homes
89 Brewery Ln Portsmouth, NH 03801-4969
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US58-0594778
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2019
Construction
FRAME
Total area
5,587 SF
Lot
0.58 ac (25,265 SF)
Zoning code
CD4-L2
APN
PRSM M:0146 B:0026 L:
UPID
US58-0594778
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$865k
Owner & transaction history
GREENGARD CTR AUTISM
GREENGARD CTR AUTISM
Zoning & alternative use
CD4-L2 · Portsmouth, NH
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
CD4-L2 To promote the development of walkable, mixed-use, human-scaled places by providing standards for building form and placement and related elements of development. Character District 4-W CD4-W Character District 4 CD4 Character District 5 CD5 Business Districts General Business GB To provide for a wide range of retail and commercial uses in areas with…
Zone name
Character District 4 Limited
General category
MIXED_USE
Zone area
22.60 ac
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,030,000
Change: 0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$880,000
Change: 0% · Conversion: Moderate
RESTAURANT
$635,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$585,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$865k
Range $779k – $952k · ±10%
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
$155 / 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
$24,561
Tax year 2023
Assessed value
$1,522,700
Assessed 2023
Previous assessed
$1,522,700
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$409,600
Assessed improvement
$1,113,100
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2019
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Rooms
14
Bathrooms
7
Total area
5,587 SF
Lot
0.58 ac (25,265 SF)
Zoning code
CD4-L2
APN
PRSM M:0146 B:0026 L:
UPID
US58-0594778
Jurisdiction
PORTSMOUTH CITY
Metro division
ROCKINGHAM COUNTY-STRAFFORD COUNTY, NH METROPOLITAN DIVISION
Zoning & alternative use
CD4-L2 · Portsmouth, NHZoning CD4-L2 · permitted uses
CD4-L2 · Portsmouth, NH
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
CD4-L2 To promote the development of walkable, mixed-use, human-scaled places by providing standards for building form and placement and related elements of development. Character District 4-W CD4-W Character District 4 CD4 Character District 5 CD5 Business Districts General Business GB To provide for a wide range of retail and commercial uses in areas with excellent regional highway access. Business B To provide for a mix of retail, commercial and residential uses in areas of the City where a mix of such uses is desirable. Waterfront Business WB To accommodate and support business uses that depend on the ocean or the Piscataqua River for transport or resources. Office Research OR To provide for campus-style development of offices buildings, research and development facilities, and complementary uses. Industrial Districts Industrial I To accommodate industrial, wholesale and storage uses whose operational and physical characteristics do not have detrimental impacts on surrounding areas. Waterfront Industrial WI To provide for industrial and related uses that depend on direct access to the Piscataqua River.
Zone name
Character District 4 Limited
General category
MIXED_USE
Zone area
22.60 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$880,000
RESTAURANT
Est. value
$635,000
INDUSTRIAL (GENERAL)
Est. value
$585,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (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
2019
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Rooms
14
Bathrooms
7
Lot
0.58 ac
Current owner
From public records · entity-resolved
GREENGARD CTR AUTISM
Individual
Free & Clear · 0 yrs held
Mailing address
95 BREWERY LN UNIT #6, PORTSMOUTH, NH 03801-4983
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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