Historic Inn in Cape
For Sale
$3,395,000
1861 Main, Brewster, MA 02631
Romantic Sea Captain's manor in Brewster, a premier Bed and Breakfast.
Property Size7,922 SF
Price / SF$428.55
Days on Market493
Property Features for 1861 Main
General Information
Standard status
Active
Size
7,922 SF
Taxes and HOA fees
Annual Taxes
$9,694
Building Details
Year Built
1860
Listing Agency:
GIBSON SOTHEBY'S INTERNATIONAL REALTY
Listed By:
THE EVA SCOTT GROUP
(508) 776-9231
Source:
Corcoran
Added: May 12, 2025
Changed: Mar 16
Last Checked: Jul 12 at 7:23PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of GIBSON SOTHEBY'S INTERNATIONAL REALTY
Investment Insights
Based on property information with market context.
The Old Manse Inn is a historic Sea Captain's manor located in Brewster, Cape Cod. This Bed and Breakfast is a member of the Select Registry. The property includes 12 uniquely decorated guest rooms, each featuring private en-suite baths. There are also three common areas. A dedicated dining room and a fully equipped commercial kitchen are present. The inn includes owner's quarters and employee housing. The Old Manse Inn is a turnkey business with increasing annual revenue. It is located minutes from Cape Cod Bay, rail trails, and Brewster's village center. The property size is 7922 square feet.
Key Highlights
- Turnkey, thriving bed and breakfast with steadily increasing annual revenue and a sterling reputation.
- 12 uniquely decorated guest rooms, each with private en‑suite baths.
- Spacious owner's quarters and dedicated employee housing for efficient year‑round operations.
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
$99,342
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
2.93%
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%
$1,986,840
$2.0M
Cap Rate 7%
$1,419,171
$1.4M
Cap Rate 9%
$1,103,800
$1.1M
Market Conditions
NOI Build-Up for 7,922 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
$237.7K $30.00/SF
− Vacancy
−$28.5K −$3.60/SF
EGI
$209.1K $26.40/SF
− OpEx
−$109.8K −$13.86/SF
NOI
$99.3K $12.54/SF
Area
Barnstable County, MA
Vacancy
12.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,986,840
Cap Rate 7%
$1,419,171
Cap Rate 9%
$1,103,800
Alternative Uses
Best Use
Hotel Hospitality
$1.42M
$1.24M – $1.66M
NOI $99,342 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.23M
$2.82M – $3.77M
NOI $225,979 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
136
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
Median Home Value
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- Old Manse Inn — 1861 Main St, Brewster, MA 02631
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Romantic Sea Captain's manor in Brewster, a premier Bed and Breakfast.
Where is this bed & breakfast located?
The property is located at 1861 Main Brewster, MA.
What is the asking price?
The asking price for this property is $3,395,000.
What are key features of this property?
This property features: Turnkey, thriving bed and breakfast with steadily increasing annual revenue and a sterling reputation.; 12 uniquely decorated guest rooms, each with private en‑suite baths.; Spacious owner's quarters and dedicated employee housing for efficient year‑round operations.
