Historic Bed and Breakfast with 10
For Sale
$2,300,000
Pending
308 Old Main Street, South Yarmouth, MA 02664
Commercial Sale, South Yarmouth, MA
Property Size9,110 SF
Lot Size1.31 Acres
Days on Market193
Property Features for 308 Old Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
RS-40
Parking features
Driveway, Parking Lot, Off Street, Guest
Basement
Walk-Out Access, Full
Appliances
Water Heater
Lot features
Cleared, Private
Elementary school district
Dennis-Yarmouth
Middle school district
Dennis-Yarmouth
High school district
Dennis-Yarmouth
Directions
Route 6 to exit 75-S onto Union Street/Station Avenue. Proceed South, cross Route 28 onto Old Main Street. Property is #308, parking in rear (Take Mill Lane to get to rear of property)
Subdivision
Yarmouth
Standard status
Pending
APN
YARM M:0061 B:027.1 L:0000
Size
9,110 SF
Lot size
1.31 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
12006
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
parlor
glass-roof atrium
dining room for tea service
serene garden patio
well-equipped kitchen
Building Details
Year built
1845
Floors in Building
2
Flooring type
Heavy duty, Hardwood, Carpet, Tile, Wood
Building materials
Wood Siding, Wood Frame, Clapboard
Roof type
Asphalt, Shingle
Listing Agency:
Inn Advisors
(508) 237-1617
Listed By:
Marco DiDomizio · License #MA9578662
(646) 831-1976
Added: Feb 9
Changed: Aug 19
Last Checked: Aug 21 at 4:06PM
MLS# 22600375
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.
Historic Cape Cod inn with a separate owner/manager residence, offered as a turnkey hospitality opportunity. The property features two buildings with 10 guest rooms and suites, each with a private ensuite bath. Common spaces include a parlor, glass-roof atrium, dining room for tea service, and a serene garden patio. Guest accommodations are supported by in-place systems including natural gas forced-air heat and central air, with a water heater noted among the appliances.
The setting includes 1.31 acres and approximately 9,110 square feet, with construction dating to 1845. The owner/manager quarters provide a separate kitchen and dining room, an expansive living area, an office, two bedrooms, and 2.5 baths, designed for privacy while maintaining day-to-day convenience.
Operationally, the property is supported by public water and a septic tank. Parking is provided via a driveway, guest parking, and an off-street parking lot.
The setting includes 1.31 acres and approximately 9,110 square feet, with construction dating to 1845. The owner/manager quarters provide a separate kitchen and dining room, an expansive living area, an office, two bedrooms, and 2.5 baths, designed for privacy while maintaining day-to-day convenience.
Operationally, the property is supported by public water and a septic tank. Parking is provided via a driveway, guest parking, and an off-street parking lot.
Key Highlights
- Two‑building bed and breakfast with 10 guest rooms and suites
- Each guest room and suite includes a private ensuite bath
- Owner/manager quarters with separate kitchen, office, two bedrooms, and 2.5 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
$114,239
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
4.97%
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%
$2,284,780
$2.3M
Cap Rate 7%
$1,631,986
$1.6M
Cap Rate 9%
$1,269,322
$1.3M
Market Conditions
NOI Build-Up for 9,110 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
$273.3K $30.00/SF
− Vacancy
−$32.8K −$3.60/SF
EGI
$240.5K $26.40/SF
− OpEx
−$126.3K −$13.86/SF
NOI
$114.2K $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%
$2,284,780
Cap Rate 7%
$1,631,986
Cap Rate 9%
$1,269,322
Alternative Uses
Best Use
Hotel Hospitality
$1.63M
$1.43M – $1.90M
NOI $114,239 @ 7.0% cap · market cap 4.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.71M
$3.25M – $4.33M
NOI $259,867 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
301
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02664, MA
9,935
Population
7,185
Households
1.4
Avg Household Size
55
Median Age
38%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
1,419
Density / Sq Mi
$78,796
Median Household Income
$43,285
Median Earnings
$1,692
Median Rent
$479,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Two-building historic inn offering 10 guest rooms and suites with private ensuite baths, plus central air and off-street parking.
Where is this bed & breakfast located?
The property is located at 308 Old Main Street South Yarmouth, MA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Two‑building bed and breakfast with 10 guest rooms and suites; Each guest room and suite includes a private ensuite bath; Owner/manager quarters with separate kitchen, office, two bedrooms, and 2.5 baths
