Building Details

Building Size 3,500 SF

Year Built 1844

Stories 2

Units 3

Listing Agency: Jewett and Jewett LLC j***@jewettandjewett.com Show Phone

Listed By: Jesse Dreyfus · License #10401352899 Show Phone

Source: Elliman

Added: Mar 11 Changed: Aug 12 Last Checked: Aug 20 at 8:32AM

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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 Jewett and Jewett LLC

Investment Insights

Based on property information with market context.

The historic Hamden Inn, constructed in 1844, is available for purchase. The property features a wooden bar, a large dining room, an outdoor dining area, and a large kitchen. The second floor includes five bedrooms and two bathrooms, currently configured as two separate Airbnb rental units. Additional structures include a multi-car garage and a bonus cottage located behind the main building. The owner has completed several updates and renovations, including fully renovated bathrooms, restored hardwood flooring, new exterior doors, a new walk-in refrigerator, and poured concrete floors in the basement. Situated on State Highway 10, the property offers convenient access to and from NYC. The property is suitable for various uses, including a bed and breakfast, hospitality property, short-term rental, multifamily property, or residential income property. The location and features of the property present business and income potential.

Key Highlights

• Historic Hamden Inn (built in 1844) with established business and income potential.
• Fully renovated bathrooms, restored hardwood flooring, new exterior doors, and new walk‑in fridge.
• Two separate Airbnb rental units upstairs (5 bedrooms, 2 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

$37,149

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

6.46%

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%

$742,980 $743.0K

Cap Rate 7%

$530,700 $530.7K

Cap Rate 9%

$412,767 $412.8K

Market Conditions

NOI Build-Up for 3,500 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

$71.4K $20.40/SF

− Vacancy

−$3.9K −$1.10/SF

EGI

$67.5K $19.30/SF

− OpEx

−$30.4K −$8.68/SF

NOI

$37.1K $10.61/SF

Area

Delaware County, NY

Vacancy

5.40%

Lease Rate

$20.40 /SF/Yr

Expense Ratio

45.00%

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%

$742,980

Cap Rate 7%

$530,700

Cap Rate 9%

$412,767

Alternative Uses

Best Use

Apartment 5plus

$530.7K

$464.4K – $619.2K (±1% cap)

NOI $37,149 @ 7.0% cap · market cap 6.46%

Second Best

Hotel Hospitality

$374.1K

$327.3K – $436.4K (±1% cap)

NOI $26,184 @ 7.0% cap · market cap 4.55%

Theoretical Best

Office A

$1.72M

$1.50M – $2.00M (±1% cap)

NOI $120,204 @ 7.0% cap · market cap 20.91%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bed & breakfasts

Suggested Use

Top Pick Building Supply Butcher Grocery & Convenience Store Food Market Spa & Massage Center Farmer's Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

33

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 13782, NY

642

Population

643

Households

1

Avg Household Size

52

Median Age

25%

College-Educated

86%

High-School Grad

35.9 sq mi

ZIP Area

18

Density / Sq Mi

$51,719

Median Household Income

$35,417

Median Earnings

$873

Median Rent

$237,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bed & breakfasts located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bed & breakfast - Historic inn with income potential, convenient location, and recent updates.

Where is this bed & breakfast located?

The property is located at 35769 State Highway 10 Hamden, NY.

What is the asking price?

The asking price for this property is $575,000.

What are key features of this property?

This property features: Historic Hamden Inn (built in 1844) with established business and income potential.; Fully renovated bathrooms, restored hardwood flooring, new exterior doors, and new walk‑in fridge.; Two separate Airbnb rental units upstairs (5 bedrooms, 2 baths).