Historic Bed & Breakfast
For Sale
$1,400,000
67 Pleasant View Rd, Bradford, NH 03221
Historic hospitality property with guest suites, event facilities, and extensive private grounds.
Property Size10,780 SF
Price / SF$129.87
Days on Market56
Property Features for 67 Pleasant View Rd
General Information
Standard status
Active
Size
10,780 SF
Amenities
private pond
gazebo
solar energy system
EV charging capability
fireplaces
Building Details
Year Built
1800
Listing Agency:
BHHS Verani Upper Valley
Listed By:
Carter Auch
(603) 443-0257
Source:
Langelange
Added: Jul 9
Changed: Aug 31
Last Checked: Sep 1 at 9:47PM
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 BHHS Verani Upper Valley
Investment Insights
Based on property information with market context.
This 1850 country estate spans nearly 12 acres and includes eleven bedrooms, each with an en-suite bath. Interior amenities include common rooms with fireplaces, a dining room accommodating up to 85 guests, and a professional-grade commercial kitchen. Additional areas can accommodate studios, workshops, offices, guest lodging, or caretaker quarters.
Outdoor features include a private pond, gazebo, landscaped grounds, and open lawn areas arranged for gatherings. A solar energy system and EV charging capability add to the property’s infrastructure. The estate is in Bradford, New Hampshire, near the Lake Sunapee region, with access to Lake Sunapee, Mount Sunapee Resort, golf, hiking, and year-round recreation.
The property is suited to bed-and-breakfast operations, private residential use, hospitality, wellness, and event-related applications, subject to applicable approvals.
Outdoor features include a private pond, gazebo, landscaped grounds, and open lawn areas arranged for gatherings. A solar energy system and EV charging capability add to the property’s infrastructure. The estate is in Bradford, New Hampshire, near the Lake Sunapee region, with access to Lake Sunapee, Mount Sunapee Resort, golf, hiking, and year-round recreation.
The property is suited to bed-and-breakfast operations, private residential use, hospitality, wellness, and event-related applications, subject to applicable approvals.
Key Highlights
- Nearly 12 private acres at 67 Pleasant View Road, Bradford, NH 03221
- Eleven bedrooms with en‑suite baths
- Dining room seating up to 85 guests
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
$67,591
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
4.83%
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%
$1,351,820
$1.4M
Cap Rate 7%
$965,586
$965.6K
Cap Rate 9%
$751,011
$751.0K
Market Conditions
NOI Build-Up for 10,780 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
$161.7K $15.00/SF
− Vacancy
−$19.4K −$1.80/SF
EGI
$142.3K $13.20/SF
− OpEx
−$74.7K −$6.93/SF
NOI
$67.6K $6.27/SF
Area
Merrimack County, NH
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,351,820
Cap Rate 7%
$965,586
Cap Rate 9%
$751,011
Alternative Uses
Best Use
Hotel Hospitality
$965.6K
$844.9K – $1.13M
NOI $67,591 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.81M
$2.46M – $3.27M
NOI $196,482 @ 7.0% cap · market cap 14.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 03221, NH
2,307
Population
1,284
Households
1.8
Avg Household Size
47
Median Age
37%
College-Educated
96%
High-School Grad
48.9 sq mi
ZIP Area
47
Density / Sq Mi
$92,083
Median Household Income
$49,087
Median Earnings
$1,465
Median Rent
$302,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic hospitality property with guest suites, event facilities, and extensive private grounds.
Where is this bed & breakfast located?
The property is located at 67 Pleasant View Rd Bradford, NH.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Nearly 12 private acres at 67 Pleasant View Road, Bradford, NH 03221; Eleven bedrooms with en‑suite baths; Dining room seating up to 85 guests
