Historic Cape Cod Inn
For Sale
$2,300,000
Pending
308 Old Main Street South Yarmouth, South Yarmouth, MA 02664
Restored historic inn with 10 guest rooms and owner's quarters.
Property Size9,110 SF
Days on Market144
Property Features for 308 Old Main Street South Yarmouth
General Information
Standard status
Pending
Size
9,110 SF
Zoning
RS-40
Taxes and HOA fees
Annual Taxes
$12,006
Building Details
Building Size
9,110 SF
Year Built
1845
Buildings
2
Stories
2
Listed By:
Derek DaRosa
(508) 501-1443
Source:
Milestonerealtyinc
Added: Apr 15
Changed: Sep 4
Last Checked: Sep 5 at 3:44AM
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 Derek DaRosa
Investment Insights
Based on property information with market context.
This historic inn, located in South Yarmouth, MA, features two buildings and offers a turnkey hospitality opportunity. The property includes 10 guest rooms and suites, each equipped with private ensuite baths. Common areas consist of a parlor, a glass-roof atrium, a dining room suitable for tea service, and a garden patio. The inn also has a well-equipped kitchen, stylish furnishings, and ample off-street parking. A standout feature is the spacious private owner/manager quarters, which includes a separate kitchen, dining room, expansive living area, office, two bedrooms, and 2.5 baths. The inn provides access to Cape Cod's beaches, dining options, and cultural attractions.
Key Highlights
- Turnkey, fully operational historic inn with 10 guest rooms and strong growth potential in a prime Cape Cod location.
- Exceptional, spacious private owner/manager quarters featuring a separate kitchen, dining room, living area, office, two bedrooms, and 2.5 baths.
- All 10 guest rooms are well‑appointed suites, each with private ensuite 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
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 - Restored historic inn with 10 guest rooms and owner's quarters.
Where is this bed & breakfast located?
The property is located at 308 Old Main Street South Yarmouth 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: Turnkey, fully operational historic inn with 10 guest rooms and strong growth potential in a prime Cape Cod location.; Exceptional, spacious private owner/manager quarters featuring a separate kitchen, dining room, living area, office, two bedrooms, and 2.5 baths.; All 10 guest rooms are well‑appointed suites, each with private ensuite baths.
