Historic Bed and Breakfast with Wooden
For Sale
$575,000
35769 State Highway 10, Hamden, NY 13782
MULTI_FAMILY - Hamden, NY
Property Size3,500 SF
Lot Size0.61 Acres
Price / SF$164.29
Days on Market357
Property Features for 35769 State Highway 10
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Basement, Bedroom 4, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2
Parking features
Garage, On Street
Patio and Porch features
Deck, Patio
Interior features
CeilingFans
Exterior features
Deck, Fence, Patio, PropaneTankOwned
Fencing
Fenced
Fireplace
1
Appliances
ElectricWaterHeater, GasWaterHeater
Lot features
Irregular Lot
Elementary school district
Delaware Academy
Middle school district
Delaware Academy
High school district
Delaware Academy
Directions
Take Rt. 10 to Hamden. Located on Rt. 10 across from the Hamden General Store. There is a large sign.
Subdivision
Hamden-123400
Standard status
Active
APN
254.2-1-3.1
Size
3,500 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Annual Amount
5871
Utilities
Heating system
Oil, Hot Water(Heating), Baseboard
Cooling system
Wall Unit(s)
Water source
Public
Amenities
wooden bar
dining room
outdoor dining area
large kitchen
multi-car garage
bonus cottage
Building Details
Year built
1844
Floors in Building
2
Number of units
3
Flooring type
Hardwood, Vinyl, Varies
Building materials
CompositeSiding, WoodSiding
Roof type
Shingle, Slate, Tile
Listing Agency:
Jewett and Jewett LLC
(802) 578-0731
Listed By:
Jesse Dreyfus · License #10401352899
(607) 267-2208
Added: Aug 29, 2025
Changed: Aug 4
Last Checked: Aug 20 at 11:06AM
MLS# R1634230
Copyright © 2026 New York State Alliance of MLSs, LLC. 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.
The beloved and historic Hamden Inn is a bed and breakfast property built in 1844. It features a beautiful wooden bar, a large dining room, an outdoor dining area, and a large kitchen. Upstairs, there are 5 bedrooms and 2 baths that are currently set up as two separate Airbnb rental units. Additional outdoor amenities include a deck and patio, along with a fenced area.
The property includes a multi-car garage and a bonus cottage out back. It is located on State Highway 10, providing convenient access to and from NYC. Outdoor and utility features include a propane tank (owned) and public water service. The home also includes a fireplace and interior ceiling fans.
Recent renovations and updates include fully renovated bathrooms, restored hardwood flooring, new exterior doors, a new walk-in fridge, and poured concrete floors in the basement. Parking is available with on-street options and a garage. The property sits on a 0.61-acre lot.
The property includes a multi-car garage and a bonus cottage out back. It is located on State Highway 10, providing convenient access to and from NYC. Outdoor and utility features include a propane tank (owned) and public water service. The home also includes a fireplace and interior ceiling fans.
Recent renovations and updates include fully renovated bathrooms, restored hardwood flooring, new exterior doors, a new walk-in fridge, and poured concrete floors in the basement. Parking is available with on-street options and a garage. The property sits on a 0.61-acre lot.
Key Highlights
- Built in 1844 historic Hamden Inn bed and breakfast
- Upstairs has 5 bedrooms and 2 baths set up as two separate Airbnb rental units
- Beautiful wooden bar, large dining room, and outdoor dining area
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
$26,184
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
4.55%
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%
$523,680
$523.7K
Cap Rate 7%
$374,057
$374.1K
Cap Rate 9%
$290,933
$290.9K
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
$63.0K $18.00/SF
− Vacancy
−$7.9K −$2.25/SF
EGI
$55.1K $15.75/SF
− OpEx
−$28.9K −$8.27/SF
NOI
$26.2K $7.48/SF
Area
Delaware County, NY
Vacancy
12.50%
Lease Rate
$18.00 /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%
$523,680
Cap Rate 7%
$374,057
Cap Rate 9%
$290,933
Alternative Uses
Best Use
Hotel Hospitality
$374.1K
$327.3K – $436.4K
NOI $26,184 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
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
Lease Details
Yes
Highway access
Yes
Paved road access
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic Hamden Inn on State Highway 10 with a wooden bar, dining space, and two Airbnb-style rental units.
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: Built in 1844 historic Hamden Inn bed and breakfast; Upstairs has 5 bedrooms and 2 baths set up as two separate Airbnb rental units; Beautiful wooden bar, large dining room, and outdoor dining area
