Building Details

Building Size 11,192 SF

Year Built 1784

Units 18

Listing Agency: Keeler Family Realtors p***@keelerfamily.com Show Phone

Listed By: Paul Hrycuna Show Phone

Source: Elliman

Added: Mar 10 Changed: Aug 8 Last Checked: Aug 8 at 6:21AM

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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 Keeler Family Realtors

Investment Insights

Based on property information with market context.

This property, established in 1784, is nestled in the heart of the White Mountains, offering views and a location in a charming community. Situated on over 7 acres, the estate abuts over 75 acres of conservation land. Established in 1928, Lovett’s Inn has been hosting guests for almost a century. The picturesque Inn features classic details throughout. Amenities include a gourmet chef’s kitchen, billiard room, quaint pub, dining room, 5 guest rooms and an in-ground pool with a large patio. There are 13 additional suites within 6 private cottages and a large lawn accommodating weddings and events for over 300 people. Gatherings can also be held in the Inn’s dining room which can accommodate 70 people. The owner’s home includes 3 bedrooms and 2.5 bathrooms with over 3,000 square feet and sits in a secluded setting with views. It’s a year-round destination thanks to the array of outdoor activities, from fishing, hiking, biking, and swimming in the warmer months, to skiing at Cannon, Loon, Bretton Woods, Attitash, and Wildcat or cross-country skiing and visiting the Ice Castles in the winter. Since 2019, there have been updates including renovations to the commercial kitchen, roofing, heating systems, septic systems, to interior and exterior painting.

Key Highlights

• Turnkey, historic inn (Est. 1928) with a century of hosting experience, including notable guests
• 7+/- private acres abutting 75+ acres of conservation land in the White Mountains
• Multiple income streams: Inn with 5 guest rooms, 13 additional suites in 6 private cottages, and event space for 300+ people

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

$27,086

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

3.19%

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%

$541,720 $541.7K

Cap Rate 7%

$386,943 $386.9K

Cap Rate 9%

$300,956 $301.0K

Market Conditions

NOI Build-Up for 3,000 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

$64.8K $21.60/SF

− Vacancy

−$7.8K −$2.59/SF

EGI

$57.0K $19.01/SF

− OpEx

−$29.9K −$9.98/SF

NOI

$27.1K $9.03/SF

Area

Grafton County, NH

Vacancy

12.00%

Lease Rate

$21.60 /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%

$541,720

Cap Rate 7%

$386,943

Cap Rate 9%

$300,956

Alternative Uses

Best Use

Hotel Hospitality

$386.9K

$338.6K – $451.4K (±1% cap)

NOI $27,086 @ 7.0% cap · market cap 3.19%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$659.9K

$577.4K – $769.9K (±1% cap)

NOI $46,194 @ 7.0% cap · market cap 5.44%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bed & breakfasts

Suggested Use

Top Pick Travel Agency Bed & Breakfast Restaurant Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

13

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 03580, NH

1,344

Population

1,115

Households

1.2

Avg Household Size

58

Median Age

57%

College-Educated

97%

High-School Grad

88.3 sq mi

ZIP Area

15

Density / Sq Mi

$77,283

Median Household Income

$26,953

Median Earnings

$1,082

Median Rent

$469,500

Median Home Value

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Similar Off Market Nearby

• Westwind Vacation Cottages — 1614 Profile Rd, Franconia, NH 03580

Frequently Asked Questions

What type of property is this?

Bed & breakfast - Historic inn on 7 acres in White Mountains, established 1784.

Where is this bed & breakfast located?

The property is located at 1474 Profile Rd Franconia, NH.

What is the asking price?

The asking price for this property is $849,900.

What are key features of this property?

This property features: Turnkey, historic inn (Est. 1928) with a century of hosting experience, including notable guests; 7+/- private acres abutting 75+ acres of conservation land in the White Mountains; Multiple income streams: Inn with 5 guest rooms, 13 additional suites in 6 private cottages, and event space for 300+ people