Hotel with Separate Living
New
For Sale
$929,000
36 Route 28, Harwich, MA 02671
A year-round inn combines six ensuite guest rooms with a separate three-bedroom residence.
Property Size5,000 SF
Lot Size0.77 Acres
Price / SF$185.80
Days on Market3
Property Features for 36 Route 28
General Information
Standard status
Active
Size
5,000 SF
Lot size
0.77 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,057
Building Details
Year Built
1970
Listing Agency:
Today Real Estate, Inc.
Listed By:
Michele Demango
(508) 398-0600
Source:
Classifiedrealtygroup
Added: Sep 24
Last Checked: Sep 26 at 4:09AM
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 Today Real Estate, Inc.
Investment Insights
Based on property information with market context.
This furnished, year-round hotel offers more than 5,000 square feet of living space, with 9 bedrooms, 8.5 baths, and 4 fireplaces. Six guest rooms each include a private full bath, mini fridge, window air conditioning, sitting area, and Wi-Fi. Separate upstairs living quarters provide 3 bedrooms, a full bath, kitchen, living area, and private exterior access. Shared spaces include a main living room, dining area, kitchen with double ovens, laundry room, and additional sitting space. The property occupies a 0.77-acre lot set back from the road in West Harwich.
Restaurants, shopping, Seaview Park, and nearby beaches are in the surrounding area. Updates over the years include septic work and replacement of 66 windows. The property is being sold furnished.
Restaurants, shopping, Seaview Park, and nearby beaches are in the surrounding area. Updates over the years include septic work and replacement of 66 windows. The property is being sold furnished.
Key Highlights
- Six guest rooms, each with a private full bath, mini fridge, window A/C, sitting area, and Wi‑Fi
- Separate upstairs living quarters with 3 bedrooms, 1 full bath, kitchen, living area, and private outside access
- More than 5,000 square feet of living space, with 9 bedrooms and 8.5 baths
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
$62,700
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
6.75%
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%
$1,254,000
$1.3M
Cap Rate 7%
$895,714
$895.7K
Cap Rate 9%
$696,667
$696.7K
Market Conditions
NOI Build-Up for 5,000 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
$150.0K $30.00/SF
− Vacancy
−$18.0K −$3.60/SF
EGI
$132.0K $26.40/SF
− OpEx
−$69.3K −$13.86/SF
NOI
$62.7K $12.54/SF
Area
Barnstable County, MA
Vacancy
12.00%
Lease Rate
$30.00 /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%
$1,254,000
Cap Rate 7%
$895,714
Cap Rate 9%
$696,667
Alternative Uses
Best Use
Hotel Hospitality
$895.7K
$783.8K – $1.05M
NOI $62,700 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.04M
$1.78M – $2.38M
NOI $142,627 @ 7.0% cap · market cap 15.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Explore this area
Business Placement
Demographics for 02671, MA
1,216
Population
1,430
Households
0.9
Avg Household Size
60
Median Age
56%
College-Educated
98%
High-School Grad
1.7 sq mi
ZIP Area
715
Density / Sq Mi
$101,917
Median Household Income
$50,800
Median Earnings
$593,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Hotel - A year-round inn combines six ensuite guest rooms with a separate three-bedroom residence.
Where is this hotel located?
The property is located at 36 Route 28 Harwich, MA.
What is the asking price?
The asking price for this property is $929,000.
What are key features of this property?
This property features: Six guest rooms, each with a private full bath, mini fridge, window A/C, sitting area, and Wi‑Fi; Separate upstairs living quarters with 3 bedrooms, 1 full bath, kitchen, living area, and private outside access; More than 5,000 square feet of living space, with 9 bedrooms and 8.5 baths
