Historic 12-Room Bed &
For Sale
$2,795,000
1861 Main Street, Brewster, MA 02631
Commercial Sale, Brewster, MA
Property Size7,922 SF
Lot Size1.24 Acres
Price / SF$352.81
Days on Market493
Property Features for 1861 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RM
Parking features
Guest, Parking Lot
Interior features
High Speed Internet
Appliances
Water Heater
Lot features
Corner Lot
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Route 6A towards Brewster, Inn is on the right #1861 across from the Brewster Baptist Church
Subdivision
Brewster
Standard status
Active
APN
57-47-0
Size
7,922 SF
Lot size
1.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9694
Utilities
Heating system
Natural Gas
Water source
Public
Amenities
guest rooms with private baths
common areas
dining room
commercial kitchen
owner's quarters
employee housing
Building Details
Year built
1860
Floors in Building
3
Flooring type
Tile, Hardwood, Wood
Building materials
Clapboard
Roof type
Wood
Listing Agency:
Gibson Sotheby's International Realty
(508) 255-6000
Listed By:
The Eva Scott Group
(508) 776-9231
Added: May 12, 2025
Changed: Sep 14
Last Checked: Sep 16 at 5:06PM
MLS# 22502228
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1860, this bed and breakfast occupies 7922 square feet on 1.24 acres in Brewster. The property includes 12 guest rooms, each with a private en-suite bath, plus three common areas, a dedicated dining room, and a commercial kitchen. Owner's quarters and employee housing are also included. Hardwood, tile, and wood flooring, clapboard construction, natural gas heating, public water, and high-speed internet are among the property features.
The inn is located on Main Street near Cape Cod Bay, area rail trails, and Brewster's village center. Guest parking is provided through an on-site parking lot, and the property also includes a wood roof and water heater.
The inn is located on Main Street near Cape Cod Bay, area rail trails, and Brewster's village center. Guest parking is provided through an on-site parking lot, and the property also includes a wood roof and water heater.
Key Highlights
- 12 guest rooms, each with a private en‑suite bath
- 7922 square feet on 1.24 acres
- Three common areas plus a dedicated dining room
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
$99,342
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
3.55%
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%
$1,986,840
$2.0M
Cap Rate 7%
$1,419,171
$1.4M
Cap Rate 9%
$1,103,800
$1.1M
Market Conditions
NOI Build-Up for 7,922 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
$237.7K $30.00/SF
− Vacancy
−$28.5K −$3.60/SF
EGI
$209.1K $26.40/SF
− OpEx
−$109.8K −$13.86/SF
NOI
$99.3K $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%
$1,986,840
Cap Rate 7%
$1,419,171
Cap Rate 9%
$1,103,800
Alternative Uses
Best Use
Hotel Hospitality
$1.42M
$1.24M – $1.66M
NOI $99,342 @ 7.0% cap · market cap 3.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.23M
$2.82M – $3.77M
NOI $225,979 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
136
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02631, MA
10,178
Population
8,215
Households
1.2
Avg Household Size
58
Median Age
52%
College-Educated
98%
High-School Grad
22.2 sq mi
ZIP Area
458
Density / Sq Mi
$93,427
Median Household Income
$47,395
Median Earnings
$1,386
Median Rent
$621,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic lodging property with en-suite guest rooms, common areas, a dining room, commercial kitchen, and on-site owner and employee accommodations.
Where is this bed & breakfast located?
The property is located at 1861 Main Street Brewster, MA.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: 12 guest rooms, each with a private en‑suite bath; 7922 square feet on 1.24 acres; Three common areas plus a dedicated dining room
