Waterfront Resort
For Sale
$6,975,000
110 Valley Rd., Plymouth, MA 02360
Waterfront resort with cabins, event facilities, sports amenities, and access to Great Herring Pond.
Property Size33,000 SF
Price / SF$211.36
Days on Market523
Property Features for 110 Valley Rd.
General Information
Standard status
Active
Size
33,000 SF
Total Parking Spaces
105
Property subtype
Multi-Family
Zoning
Res
Net Operating Income
$179,988
Taxes and HOA fees
Annual Taxes
$9,990
Building Details
Building Size
33,000 SF
Year Built
1929
Stories
5
Listing Agency:
J.M.I. Investment Properties
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 27, 2025
Changed: Aug 29
Last Checked: Aug 30 at 2:51PM
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 J.M.I. Investment Properties
Investment Insights
Based on property information with market context.
This waterfront resort property includes 15 cabins arranged around a 9,900-square-foot function hall with a commercial kitchen and full bar. The function hall and cabins are approved for 190 guests. Additional improvements include two barns, a 70' x 60' dock, two basketball courts, five tennis or Pickleball courts, soccer and baseball fields, and parking. A 5,000+ square-foot lawn area supports weddings and other formal events.
The property encompasses approximately 7.25 acres with 417 feet of frontage on Great Herring Pond, also known as Lake Manomet, a 428-acre Great pond. The water setting supports fishing, boating, and other water sports. Built in 1929, the property is zoned Res and is located at 110 Valley Rd. in Plymouth, Massachusetts.
The property encompasses approximately 7.25 acres with 417 feet of frontage on Great Herring Pond, also known as Lake Manomet, a 428-acre Great pond. The water setting supports fishing, boating, and other water sports. Built in 1929, the property is zoned Res and is located at 110 Valley Rd. in Plymouth, Massachusetts.
Key Highlights
- Approximately 7.25 acres with 417' of frontage on Great Herring Pond
- 15 cabins surrounding a 9,900 SF function hall
- Function hall and cabins approved for 190 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
$248,292
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
3.56%
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%
$4,965,840
$5.0M
Cap Rate 7%
$3,547,029
$3.5M
Cap Rate 9%
$2,758,800
$2.8M
Market Conditions
NOI Build-Up for 33,000 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
$594.0K $18.00/SF
− Vacancy
−$71.3K −$2.16/SF
EGI
$522.7K $15.84/SF
− OpEx
−$274.4K −$8.32/SF
NOI
$248.3K $7.52/SF
Area
Plymouth County, MA
Vacancy
12.00%
Lease Rate
$18.00 /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%
$4,965,840
Cap Rate 7%
$3,547,029
Cap Rate 9%
$2,758,800
Alternative Uses
Best Use
Hotel Hospitality
$3.55M
$3.10M – $4.14M
NOI $248,292 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$19.54M
$17.09M – $22.79M
NOI $1,367,512 @ 7.0% cap · market cap 19.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 02360, MA
61,134
Population
28,598
Households
2.1
Avg Household Size
47
Median Age
45%
College-Educated
96%
High-School Grad
96.4 sq mi
ZIP Area
634
Density / Sq Mi
$111,975
Median Household Income
$55,595
Median Earnings
$1,831
Median Rent
$494,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Waterfront resort with cabins, event facilities, sports amenities, and access to Great Herring Pond.
Where is this resort located?
The property is located at 110 Valley Rd. Plymouth, MA.
What is the asking price?
The asking price for this property is $6,975,000.
What are key features of this property?
This property features: Approximately 7.25 acres with 417' of frontage on Great Herring Pond; 15 cabins surrounding a 9,900 SF function hall; Function hall and cabins approved for 190 guests
