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    Franconia Inn with Mountain Views Title is generated by Realmo AI

    1474 Profile Road, Franconia, NH 03580

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    For Sale
    $1,449,900

    Historic inn on 7 acres with conservation land.

    Type:Commercial/Industrial
    Property size:
    14,162 SF
    Lot size:
    7.04 Acres
    Price / SF:
    $102/SF
    Added:
    Mar 12, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 6 at 3:05 am

    Property Features for 1474 Profile Road

    General Information

    Standard status
    Active
    Size
    14,162 SF
    Lot size
    7.04 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1784

    We can help!

    Listing Contact
    Paul Hrycuna

    Listing agent Paul Hrycuna

    Listing office Keeler Family Realtors

    Listing date Mar 12, 2026

    Source Exitrealty

    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

    HighLights

    • Historic Inn (Est. 1928) with Turnkey Legacy: Continue a successful business in this well‑known estate.
    • Prime Location in the White Mountains with breathtaking views and access to year‑round outdoor activities.
    • Extensive Property: 7+/- private acres abutting 75+ acres of conservation land, including an Inn, 6 cottages (13 suites), owner's home, and large event lawn.
    • Substantial Recent Updates: Renovations since 2019 include the commercial kitchen, roofing, heating/septic systems, and interior/exterior painting.
    • Versatile Event Space: Accommodates large gatherings with a lawn for 300+ people and an Inn dining room for 70+/-.
    • Luxurious Owner's Home: A secluded 3BR/2.5BA home with over 3,000 sqft and outstanding views.

    Overview

    This property, established in 1784, is situated in the White Mountains and features views and a location within a community with New England history spanning over 200 years. The estate includes over 7 acres abutting over 75 acres of conservation land. Lovett’s Inn, established in 1928, has operated for almost a century, hosting guests and events. The property offers possibilities, subject to local zoning. The inn includes a gourmet chef’s kitchen, a billiard room, a pub, a dining room, and 5 guest rooms, as well as an in-ground pool with a large patio. There are 13 additional suites within 6 private cottages. The lawn can accommodate weddings and events for over 300 people, and the inn’s dining room can host gatherings of 70 or more. The owner's home contains 3 bedrooms and 2.5 bathrooms within over 3,000 square feet. Outdoor activities are available year-round, including fishing, hiking, biking, and swimming, as well as skiing at nearby resorts and cross-country skiing. Updates since 2019 include renovations to the commercial kitchen, roofing, heating systems, and septic systems, as well as interior and exterior painting. The property size is 14,162 square feet.

    Financial Insights

    Value Estimation Calculated for Hotel Hospitality

    Conservative
    $1.42M
    NOI $127,866 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.83M
    NOI $127,866 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.56M
    NOI $127,866 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Hotel Hospitality

    Component $ $/SF
    Gross rent $305.9k $21.60
    − Vacancy −$36.7k −$2.59
    EGI $269.2k $19.01
    − OpEx −$141.3k −$9.98
    NOI $127.9k $9.03
    14,162 SF · lease $21.60/SF/yr · vacancy 12.00% · expense 52.50%

    Alternative Use Scenarios

    Best Use
    Hotel Hospitality
    $1.83M
    $1.60M – $2.13M (±1% cap)
    NOI $127,866 @ 7.0% cap · market cap 8.82%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.12M
    $2.73M – $3.63M (±1% cap)
    NOI $218,065 @ 7.0% cap · market cap 15.04%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Hotel & Motel Travel Agency Bed & Breakfast

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

    Similar Places Nearby

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

    Location Insight

    • Map
    • Local Demand
    City
    Franconia
    County
    Grafton
    State
    New Hampshire
    Longitude
    -71.7235
    Latitude
    44.2043

    FAQs

    What type of property is this?
    Bed & breakfast - Historic inn on 7 acres with conservation land.
    Where is this bed & breakfast located?
    The property is located at 1474 Profile Road Franconia, NH.
    What is the asking price?
    The asking price for this property is $1,449,900.
    What are key features of this property?
    This property features: Historic Inn (Est. 1928) with Turnkey Legacy: Continue a successful business in this well‑known estate.; Prime Location in the White Mountains with breathtaking views and access to year‑round outdoor activities.; Extensive Property: 7+/- private acres abutting 75+ acres of conservation land, including an Inn, 6 cottages (13 suites), owner's home, and large event lawn.
    (603) 225-3353
    We can help!
    Listing Contact
    Paul Hrycuna
    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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