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    638 Beaumont Inn Drive Harrodsburg, KY 40330

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    For Sale
    $3,300,000

    27-room English style country retreat and culinary staple.

    Type:Inn
    Added:
    Nov 21, 2025
    Days on Market:
    159
    Last Refresh:
    Apr 6 at 12:44 am

    Property Features for 638 Beaumont Inn Drive

    General Information

    Standard status
    Active
    Property subtype
    Inn

    We can help!

    Listing Contact
    Justin Ryder, CCIM

    Listing agent Justin Ryder, CCIM

    Listing office

    Listing date Nov 21, 2025

    Source Svnstone

    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 Justin Ryder, CCIM

    Overview

    Historic Beaumont Inn For Sale

    The Beaumont Inn, a 27-room English style country retreat and culinary staple, presents a unique opportunity in the heart of central Kentucky. With a legacy spanning 105 years, this James Beard Award-winning establishment has been operated by generations of the same family. Encompassing approximately 32,000 square feet on approximately 26 acres of improvable land, the property offers a timeless tradition of Southern hospitality. The inn features an on-site restaurant, bar, and a swimming pool. The property is a well-kept turnkey business. Situated close to historic downtown Harrodsburg, the Beaumont Inn is less than 10 miles from Centre College in Danville and under 40 miles from the University of Kentucky. Other nearby attractions include Keeneland horse racing track, located approximately 40 minutes away, as well as the Kentucky Bourbon Trail. Lexington is 40 miles away, and Louisville is under 75 miles away. The property is centrally located and easily accessible from major highways. Opportunities exist for increased online presence, Airbnb, VRBO options, the addition of an event center or gathering place for weddings, and development of appropriately zoned commercial land included in the purchase. The current owners are willing to work with the prospective purchaser to ensure a smooth transition as they move towards retirement. Mercer County is experiencing significant growth and development, with recent industrial announcements.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Harrodsburg
    County
    Mercer
    State
    Kentucky
    Longitude
    -84.8429
    Latitude
    37.7525

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    FAQs

    What type of property is this?
    Hotel - 27-room English style country retreat and culinary staple.
    Where is this hotel located?
    The property is located at 638 Beaumont Inn Drive Harrodsburg, KY.
    What is the asking price?
    The asking price for this property is $3,300,000.
    What are key features of this property?
    This property features: Established, award‑winning inn (James Beard Award) with 105 years of successful operation and a strong reputation for Southern hospitality.; Turnkey business opportunity with **27 guest rooms, on‑site restaurant, bar, and pool.**; Significant growth potential through increased online presence, Airbnb/VRBO options, event center development, and commercial land development.
    (859) 306-0617
    We can help!
    Listing Contact
    Justin Ryder, CCIM
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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