Turnkey Tavern and Inn
For Sale
$2,849,000
86 Sisson Road, Harwich Port, MA 02646
Sprawling tavern, inn, and residential units on 6+ acres.
Property Size8,500 SF
Lot Size6.00 Acres
Price / SF$335.18
Days on Market451
Property Features for 86 Sisson Road
General Information
Standard status
Active
Size
8,500 SF
Lot size
6.00 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,047
Amenities
Central air
Central Air Cooling
Common
Forced Air Heating
Gentle Sloping
Guest
Level
Building Details
Year Built
1850
Listing Agency:
PREMIER COMMERCIAL
(508) 815-5700
Listed By:
JOHN E CILUZZI · License #8990
Source:
Corcoran
Added: May 19, 2025
Changed: Aug 10
Last Checked: Aug 11 at 8:55AM
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 PREMIER COMMERCIAL
Investment Insights
Based on property information with market context.
Mooncussers Tavern and Inn is available for sale, offering a turnkey business opportunity. The property, situated on over 6 acres, features an 8,500 square foot building. The first floor houses a 137-seat tavern and restaurant, while the second floor offers 5 guest rooms. Additionally, the site includes three residential units: a studio, a one-bedroom, and a two-bedroom unit, suitable for staff or owner's quarters. The property is located within minutes of the Village of Harwich and Cape Cod Bay/Nantucket Sound. The business has received accolades such as the Open Table Diners Choice Award. The facility is in top shape with ample parking. Potential redevelopment, workforce housing, or use as a private estate are possibilities. The property offers great signage and financials.
Key Highlights
- Turnkey business opportunity with a 137‑seat tavern/restaurant and 5 guest rooms.
- Sprawling 6+ acre lot with an 8,500 sq ft building.
- Includes three residential units (studio, one‑bedroom, and two‑bedroom) for staff or owner occupancy.
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
$131,090
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
4.60%
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%
$2,621,800
$2.6M
Cap Rate 7%
$1,872,714
$1.9M
Cap Rate 9%
$1,456,556
$1.5M
Market Conditions
NOI Build-Up for 8,500 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
$183.6K $21.60/SF
− Vacancy
−$8.8K −$1.04/SF
EGI
$174.8K $20.56/SF
− OpEx
−$43.7K −$5.14/SF
NOI
$131.1K $15.42/SF
Area
Barnstable County, MA
Vacancy
4.80%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$2,621,800
Cap Rate 7%
$1,872,714
Cap Rate 9%
$1,456,556
Alternative Uses
Best Use
Specialty Retail
$1.87M
$1.64M – $2.18M
NOI $131,090 @ 7.0% cap · market cap 4.60%
Second Best
Hotel Hospitality
$1.52M
$1.33M – $1.78M
NOI $106,590 @ 7.0% cap · market cap 3.74%
Theoretical Best
Office A
$3.46M
$3.03M – $4.04M
NOI $242,466 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
24k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 100%
Star Market
Groceries
23,553 visits/mo
0.3 miles
Demographics for 02646, MA
1,926
Population
2,519
Households
0.8
Avg Household Size
63
Median Age
65%
College-Educated
100%
High-School Grad
2.9 sq mi
ZIP Area
664
Density / Sq Mi
$74,276
Median Household Income
$59,737
Median Earnings
$1,964
Median Rent
$723,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Safe Harbor Bed & Breakfast Cape Cod — 647 Main St, Harwich, MA 02645
- The Mooring at Harwich Port — 525 MA-28, Harwich Port, MA 02646
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Sprawling tavern, inn, and residential units on 6+ acres.
Where is this bed & breakfast located?
The property is located at 86 Sisson Road Harwich Port, MA.
What is the asking price?
The asking price for this property is $2,849,000.
What are key features of this property?
This property features: Turnkey business opportunity with a 137‑seat tavern/restaurant and 5 guest rooms.; Sprawling 6+ acre lot with an 8,500 sq ft building.; Includes three residential units (studio, one‑bedroom, and two‑bedroom) for staff or owner occupancy.
