Historic Bed-and-Breakfast with Water
For Sale
$769,000
9 Dry Point Drive, Rome, ME 04963
COMMERCIAL - Rome, ME
Property Size5,200 SF
Lot Size1.65 Acres
Price / SF$147.88
Days on Market31
Property Features for 9 Dry Point Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
mixed
Rooms
Basement
Parking features
Off Street
Interior features
Storage
Basement
Full, Unfinished
Lot features
Near Shopping, Ski Resort
Standard status
Active
Size
5,200 SF
Lot size
1.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5021
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Propane (Heating), Hot Water(Heating), Wood, Oil, Zoned, Baseboard, Electric (Heating)
Cooling system
Wall Unit(s)
Water source
Well, Private
Amenities
stone walls
walkways
wooden fences
lush gardens
conservation land
fieldstone fireplace
wrap around porch
water views
balcony
Building Details
Year built
1790
Flooring type
Wood, Tile
Building materials
Wood Frame, Shingle Siding, Vinyl Siding, Wood Siding
Roof type
Shingle, Metal
Additional Structures
Storage
Listing Agency:
EXP Realty
(888) 439-8743
Listed By:
Jennifer Cammack
(207) 852-4178
Added: Jul 13
Changed: Aug 10
Last Checked: Aug 12 at 6:06PM
MLS# 1656288
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 9 Dry Point Drive in Rome, Maine, this furnished bed-and-breakfast occupies 5,200 square feet on 1.65 acres. The property dates to 1790 and combines post-and-beam construction with wood and shingle siding, wood and tile flooring, and a fieldstone fireplace. Ten bedrooms and nine bathrooms support guest lodging, while storage, a basement, off-street parking, a private well, and a private septic system add practical functionality.
Outdoor features include stone walkways, wooden fencing, gardens, a wraparound porch, and water views. The property also abuts private conservation land. Belgrade village is a short walk away, with restaurants, shopping, an ice cream shop, and Days General Store. Nearby recreational amenities include golf, hiking, public water access for boating, swimming and kayaking, snowmobile trails, and ski mountains. Mixed zoning is identified for the property.
Outdoor features include stone walkways, wooden fencing, gardens, a wraparound porch, and water views. The property also abuts private conservation land. Belgrade village is a short walk away, with restaurants, shopping, an ice cream shop, and Days General Store. Nearby recreational amenities include golf, hiking, public water access for boating, swimming and kayaking, snowmobile trails, and ski mountains. Mixed zoning is identified for the property.
Key Highlights
- Furnished bed‑and‑breakfast with 10 bedrooms and 9 bathrooms
- 5,200 square feet on 1.65 acres
- Built in 1790 with post‑and‑beam construction and a fieldstone fireplace
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$50,656
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.59%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,013,120
$1.0M
Cap Rate 7%
$723,657
$723.7K
Cap Rate 9%
$562,844
$562.8K
Market Conditions
NOI Build-Up for 5,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$93.6K $18.00/SF
− Vacancy
−$1.5K −$0.29/SF
EGI
$92.1K $17.71/SF
− OpEx
−$41.4K −$7.97/SF
NOI
$50.7K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,013,120
Cap Rate 7%
$723,657
Cap Rate 9%
$562,844
Alternative Uses
Best Use
Apartment 5plus
$723.7K
$633.2K – $844.3K
NOI $50,656 @ 7.0% cap · market cap 6.59%
Second Best
Hotel Hospitality
$449.9K
$393.7K – $524.9K
NOI $31,493 @ 7.0% cap · market cap 4.10%
Theoretical Best
Warehouse
$7.76M
$6.79M – $9.05M
NOI $543,053 @ 7.0% cap · market cap 70.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04963, ME
7,358
Population
4,279
Households
1.7
Avg Household Size
45
Median Age
24%
College-Educated
95%
High-School Grad
51.1 sq mi
ZIP Area
144
Density / Sq Mi
$73,611
Median Household Income
$49,913
Median Earnings
$885
Median Rent
$228,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Seven Lakes Inn — 168 Main St, Belgrade, ME 04917
- Wings Hill Inn — 9 Dry Point Dr, Rome, ME 04963
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Furnished lodging property with guest rooms, a wraparound porch, and access to year-round outdoor recreation.
Where is this bed & breakfast located?
The property is located at 9 Dry Point Drive Rome, ME.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: Furnished bed‑and‑breakfast with 10 bedrooms and 9 bathrooms; 5,200 square feet on 1.65 acres; Built in 1790 with post‑and‑beam construction and a fieldstone fireplace
