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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Office buildings
91 Bay St Manchester, NH 03104-3007
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US58-0382075
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1895
Construction
FRAME
Total area
5,086 SF
Lot
0.35 ac (15,451 SF)
APN
MNCH M:0037 B:000 L:0007
UPID
US58-0382075
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
-
Beliveau Cheryl L Title Company
-
Fradette Law Office, PLLC Law Firm
-
Beliveau, Fradette and Gallant P.A. Law Firm
-
Pichette Brothers Construction Construction Company General Contractor
-
Gallant Jr Clifford P Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$685k
Comparable Approach
Comparable
$616k
Blend (final)
Blend
$660k
Owner & transaction history
Bilr Real Estate LLC · 4 yrs held
Bilr Real Estate LLC
since 2021
Last sale
$650,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$850,000
+44.1%
Industrial (general)
$780,000
+31.9%
Retail stores
$715,000
+21.5%
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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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
$675,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
$745,000
6.5%
$685,000
7%
$635,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$590,000
Current use
AUTO REPAIR, GARAGE
$850,000
Change: +44% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$780,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$715,000
Change: +21% · Conversion: Moderate
COMMERCIAL (GENERAL)
$630,000
Change: +7% · Conversion: Easy
WAREHOUSE, STORAGE
$485,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$660k
Range $594k – $726k · ±10% · vs last sale $650k (Nov 1 2021)
Last sale anchor
$650k
Nov 1 2021
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
$130 / 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
$11,212
Tax year 2023
Assessed value
$594,500
Assessed 2023
Previous assessed
$594,500
+0.0% YoY
Effective rate
1.89%
On assessed value
Assessed land
$155,900
Assessed improvement
$438,600
Applied tax rate
45,140.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1895
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
5,086 SF
Lot
0.35 ac (15,451 SF)
APN
MNCH M:0037 B:000 L:0007
UPID
US58-0382075
Jurisdiction
MANCHESTER CITY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$850,000
INDUSTRIAL (GENERAL)
Est. value
$780,000
RETAIL STORES
Est. value
$715,000
COMMERCIAL (GENERAL)
Est. value
$630,000
WAREHOUSE, STORAGE
Est. value
$485,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1895
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Bilr Real Estate LLC
Entity
Mailing address
91 BAY ST, MANCHESTER, NH 03104-3007
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2021
$650,000
Bilr Real Estate LLC
Middle Elm Bay LLC
Warranty Deed
$640,000 · Middle Elm Bay LLC
Dec 10, 2019
—
Amanda L Howard
Shawn A Howard
Quit Claim Deed
related
—
Aug 24, 2018
$65,000
Mdr Rehab & Dev LLC
Bellwether Cmnty Cu|cournoyer,john
Trustees Deed
—
Jun 4, 1999
$260,000
Middle Elm Bay LLC
Cretien,marc
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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