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    Oceanfront Motel Investment Opportunity Title is generated by Realmo AI

    196 Shore Road, Chatham, MA 02633

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    For Sale
    $25,000,000

    Rare oceanfront motel offering 32 units, extensive grounds, and private beach frontage for hospitality operators or developers.

    Lot size:
    3.20 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 2 at 12:27 pm

    Property Features for 196 Shore Road

    General Information

    Standard status
    Active
    Lot size
    3.20 Acres

    Building Details

    Year Built
    1959

    We can help!

    Listing Contact
    Jeffrey Pontiff

    Listing agent Jeffrey Pontiff License #451500777

    Listing office E. J. Pontiff Real Estate

    Listing date Jun 2, 2026

    Source Pontiffre.idxbroker

    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 E. J. Pontiff Real Estate

    HighLights

    • The Hawthorne motel built in 1959 with 32 total units
    • Set on 3.2 acres with panoramic water views of Pleasant Bay and the Atlantic Ocean
    • Nearly 150 linear feet of ocean frontage and a pristine private beach
    • 196 Shore Road is within walking distance of boutique shops, fine dining, Chatham Seaside Links golf course, Fish Pier, and the Chatham Lighthouse
    • Offered after being family‑owned and operated since 1959, first time for sale in 66 years

    Overview

    The Hawthorne is a waterfront motel featuring 32 total units, offered for sale for the first time in more than six decades after family ownership and operation since 1959. Set on 3.2 acres, the property includes sweeping panoramic water views of Pleasant Bay and the Atlantic Ocean, an expansive lawn, and a pristine private beach with nearly 150 linear feet of ocean frontage.

    The property is located on Shore Road and is described as a short walk from local boutique shops, fine dining, and nearby attractions including Chatham Seaside Links golf course, the Fish Pier, and the Chatham Lighthouse. The combination of prominent coastal frontage and walkable nearby destinations supports the property’s strong hospitality positioning.

    For the next owner, The Hawthorne offers meaningful flexibility: continue operating an established hospitality business, expand on the existing improvements, pursue a full commercial redevelopment, or reimagine the site for residential use. This is a distinctive acquisition for buyers seeking an oceanfront asset with both operating potential and redevelopment optionality, with buyer due diligence required.
    Location Intelligence

    Current Use by Public Records

    Hawthorne Motel Hotel & Motel

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Chatham Wayside Inn — 512 Main St, Chatham, MA 02633
    • Surfside Inn Chatham — 25 Holway St, Chatham, MA 02633
    • Chatham Tides — 576 Main St, Chatham, MA 02633
    • pleasant bay village inn — 359 main st, chatham, ma 02633
    • The Pricilla House — 388 Main St, Chatham, MA 02633

    Location Insight

    • Map
    • Local Demand
    City
    Chatham
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -69.9503761
    Latitude
    41.6823646

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    FAQs

    What type of property is this?
    Motel - Rare oceanfront motel offering 32 units, extensive grounds, and private beach frontage for hospitality operators or developers.
    Where is this motel located?
    The property is located at 196 Shore Road Chatham, MA.
    What is the asking price?
    The asking price for this property is $25,000,000.
    What are key features of this property?
    This property features: The Hawthorne motel built in 1959 with 32 total units; Set on 3.2 acres with panoramic water views of Pleasant Bay and the Atlantic Ocean; Nearly 150 linear feet of ocean frontage and a pristine private beach
    (508) 961-1671
    We can help!
    Listing Contact
    Jeffrey Pontiff
    Real Estate License ID: 451500777
    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.

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