Historic Bed & Breakfast with Guest
For Sale
$399,900
20 High Street, Dexter, ME 04930
The property includes guest rooms, a hot tub, gym, and recreation room.
Property Size4,155 SF
Days on Market758
Property Features for 20 High Street
General Information
Standard status
Active
Size
4,155 SF
Property subtype
Commercial
Zoning
Residential
Taxes and HOA fees
Annual Taxes
$4,312
Amenities
plush robes
hot tub
well-equipped gym
WiFi
cable TV
Man Cave
Building Details
Building Size
4,155 SF
Year Built
1915
Listing Agency:
RE/MAX Infinity
(207) 270-0267
Listed By:
Cynthia Quimby · License #BR918228
(207) 270-0267
Source:
Startpoint
Added: Jul 15, 2024
Changed: Aug 11
Last Checked: Aug 11 at 4:08AM
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 RE/MAX Infinity
Investment Insights
Based on property information with market context.
Taylor Edes Inn is a bed and breakfast built in 1915, with furnished guest rooms and a range of amenities for overnight visitors. Features include a hot tub, gym, WiFi, cable TV, and a recreation room equipped with a flat-screen television, pool table, dart board, and poker table. Furnishings are negotiable.
The property is located at 20 High Street in Dexter, Maine, with Residential zoning. Lake Wassookeag is one mile away, while Moosehead Lake is less than an hour by car. The surrounding area supports access to hunting, fishing, snowmobiling, ATVing, hiking, and sightseeing, with Acadia National Park, Mt Katahdin, and Peaks Kenny State Park also identified among nearby destinations.
In addition to continued bed and breakfast use, the property is offered with the possibility of conversion to a private residence, subject to applicable requirements.
The property is located at 20 High Street in Dexter, Maine, with Residential zoning. Lake Wassookeag is one mile away, while Moosehead Lake is less than an hour by car. The surrounding area supports access to hunting, fishing, snowmobiling, ATVing, hiking, and sightseeing, with Acadia National Park, Mt Katahdin, and Peaks Kenny State Park also identified among nearby destinations.
In addition to continued bed and breakfast use, the property is offered with the possibility of conversion to a private residence, subject to applicable requirements.
Key Highlights
- Bed and breakfast property built in 1915
- Guest rooms include access to a hot tub, gym, WiFi, and cable TV
- Recreation room features a flat‑screen TV, pool table, dart board, and poker table
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
$25,010
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
6.25%
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%
$500,200
$500.2K
Cap Rate 7%
$357,286
$357.3K
Cap Rate 9%
$277,889
$277.9K
Market Conditions
NOI Build-Up for 4,155 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
$59.8K $14.40/SF
− Vacancy
−$7.2K −$1.73/SF
EGI
$52.7K $12.67/SF
− OpEx
−$27.6K −$6.65/SF
NOI
$25.0K $6.02/SF
Area
Penobscot County, ME
Vacancy
12.00%
Lease Rate
$14.40 /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%
$500,200
Cap Rate 7%
$357,286
Cap Rate 9%
$277,889
Alternative Uses
Best Use
Hotel Hospitality
$357.3K
$312.6K – $416.8K
NOI $25,010 @ 7.0% cap · market cap 6.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.17M – $1.57M
NOI $93,936 @ 7.0% cap · market cap 23.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 04930, ME
4,287
Population
2,463
Households
1.7
Avg Household Size
48
Median Age
17%
College-Educated
92%
High-School Grad
60.3 sq mi
ZIP Area
71
Density / Sq Mi
$53,537
Median Household Income
$38,085
Median Earnings
$891
Median Rent
$159,200
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Taylor Edes Inn — 20 High St, Dexter, ME 04930
Frequently Asked Questions
What type of property is this?
Bed & breakfast - The property includes guest rooms, a hot tub, gym, and recreation room.
Where is this bed & breakfast located?
The property is located at 20 High Street Dexter, ME.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Bed and breakfast property built in 1915; Guest rooms include access to a hot tub, gym, WiFi, and cable TV; Recreation room features a flat‑screen TV, pool table, dart board, and poker table
