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    768 Doetown Rd Rumney, NH 03266

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    For Sale
    $3,250,000

    Rare 135-acre compound with lake frontage and multiple buildings.

    Lot size:
    134.98 Acres

    Property Features for 768 Doetown Rd

    General Information

    Property type
    Investment
    Standard status
    Active
    Lot size
    134.98 Acres

    Building Details

    Year built
    1975

    We can help!

    Listing Contact
    Kim Daneault
    Source: Elliman

    Listing Agency: Keller Williams Realty Metropolitan Listing Agent: Kim Daneault

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

    Learn more

    Overview

    Stinson Lake Estate Opportunity

    Eagle Point on Stinson Lake in Rumney presents a rare investment opportunity, featuring 350 feet of frontage on the largest lake in the White Mountain National Forest. The property spans approximately 135 acres and provides access to boating, swimming, hiking trails, waterfalls, climbing at Rattlesnake Mountain, cross-country skiing, Owl’s Nest Golf, and snowmobile trails with state access. The property includes three homes built between 1970 and 1990, with renovations completed between 2018 and 2023. These homes include the Green House (3,158 SF, 8 bedrooms, 4 bathrooms), the Blue House (2,041 SF, 7 bedrooms, 3 bathrooms), and the Red House (2,874 SF, 6 bedrooms, 3 bathrooms). There is also a 6,074 SF school building with rooms and bathrooms that requires repair, but could be converted into a bed and breakfast. Additional structures include a large barn, maple sugar shack, wedding field, and multiple outbuildings. Currently used for VRBO and weddings, the property offers potential as a private retreat, family compound, or investment portfolio. It is located 20 minutes from Plymouth, close to Tenney Mountain, Polar Caves, Squam Lakes, Kancamagus Highway, Franconia Notch, Lost River Gorge, and Cog Railway.
    Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Map

    City
    Rumney
    County
    Grafton
    State
    New Hampshire
    Longitude
    -71.7848221
    Latitude
    43.8697357

    Nearby Similar for Sale

    • $3,250,000
      9,595 SF

      Stinson Lake Multi-Family Compound

      Rare investment opportunity on Stinson Lake with multiple residences.
      768 Doetown Rd, Rumney, NH 03266
      View Details
    • $465,000
      4,654 SF

      Prime Rumney Route 25 Business

      Turnkey Store w/ Garage & Lot
      1536 Rumney Route 25, Rumney, NH 03266
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    FAQs

    What type of property is this?
    Bed & breakfast - Rare 135-acre compound with lake frontage and multiple buildings.
    Where is this bed & breakfast located?
    The property is located at 768 Doetown Rd Rumney, NH.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: - Rare 135-acre compound with **350' frontage on Stinson Lake**, the largest in White Mountain National Forest.; - Three renovated homes (2018-2023): Green House (8 BR, 4 BA), Blue House (7 BR, 3 BA), and Red House (6 BR, 3 BA) - **ideal for VRBO or a family compound**.; - Enjoy extensive recreational opportunities including boating, swimming, hiking, climbing, cross-country skiing, and snowmobiling with state access.
    (603) 232-8282
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    768 Doetown Rd Rumney, NH 03266
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    Rumney, NH 03266
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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
    768 Doetown Rd Rumney, NH 03266
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    Listing Contact
    Kim Daneault
    (603) 232-8282 (603) 345-7783
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