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    650 Lost River Rd North Woodstock, NH 03262

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    For Sale
    $1,700,000

    Turnkey, luxury tiny home resort with established operations and expansion potential.

    Property size:
    1,200 SF

    Property Features for 650 Lost River Rd

    General Information

    Size
    1,200 SF

    We can help!

    Listing Contact
    Sahil Maripuri
    Source: Sperrycga

    Listing Agent: Sahil Maripuri

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Luxury Tiny Home Retreat Investment

    This operational luxury tiny home retreat, situated on 6.6 acres in Lincoln / North Woodstock, New Hampshire, presents a unique investment opportunity. The property boasts consistent occupancy exceeding 92%, driven by high-end design and guest experience, resulting in a premium Average Daily Rate (ADR). A strong base of repeat bookings and a loyal guest following are supported by a high percentage of direct bookings (55%), reducing reliance on Online Travel Agencies (OTAs). The retreat features custom-built tiny homes by Backcountry Tiny Homes, with the entire property being newly developed, including site work, homes, septic, and well. Outstanding guest reviews, including a 4.96 Airbnb rating (Superhost / Guest Favorite) and consistent 5-star Google reviews, attest to the quality of the guest experience. The 6.6-acre site offers substantial expansion potential, with the ability to triple the existing unit count. While currently owner-managed, a professional third-party management company is in place and ready to assume operations upon sale at an agreed rate. Based on this structure, post-transition Net Operating Income (NOI) is projected at approximately $120,000 annually, offering a fully managed, turnkey investment. The location in North Woodstock, a charming New England town nestled in the White Mountains, provides year-round demand in a four-season destination market. Nearby attractions include Lost River Gorge and Boulder Caves, Loon Mountain Resort, and the scenic Kancamagus Highway.
    Location Intelligence

    Current Use by Public Records

    Resorts

    Map

    City
    North Woodstock
    County
    Grafton
    State
    New Hampshire
    Longitude
    -71.7388
    Latitude
    44.0023

    Nearby Similar for Sale

    • $450,000
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      Woodstock Multi-Family Investment Opportunity

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      25 Main St, North Woodstock, NH 03262
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    • $450,000

      Woodstock Multifamily Investment Opportunity

      Three-unit multifamily property in Woodstock with mountain views and rental income.
      25 Main St, North Woodstock, NH 03262
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    FAQs

    What type of property is this?
    Resort - Turnkey, luxury tiny home resort with established operations and expansion potential.
    Where is this resort located?
    The property is located at 650 Lost River Rd North Woodstock, NH.
    What is the asking price?
    The asking price for this property is $1,700,000.
    What are key features of this property?
    This property features: - Turnkey, fully managed luxury tiny home resort with established operations and a projected $120,000 annual NOI.; - High occupancy rate (92%+) and strong repeat bookings, indicating consistent demand and guest satisfaction.; - Substantial expansion potential on 6.6 acres, with the ability to triple the existing unit count.
    (603) 858-4884
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    650 Lost River Rd North Woodstock, NH 03262
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    North Woodstock, NH 03262
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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
    650 Lost River Rd North Woodstock, NH 03262
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    We can help!
    Listing Contact
    Sahil Maripuri
    Real Estate License ID: NH #082379
    (603) 858-4884
    Learn more
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