Building Details

Building Size 5,032 SF

Year Built 1860

Listing Agency: Today Real Estate

Listed By: Michele DeMango · License #53883 Show Phone

Source: Bayviewcapecod

Added: Sep 23 Changed: Sep 26 Last Checked: Sep 26 at 2:29PM

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Investment Insights

Based on property information with market context.

This furnished inn offers more than 5,000 square feet of living space on a 0.77-acre parcel. The main building has nine bedrooms, 8.5 baths and four fireplaces. Six guest rooms each feature a private full bath, mini fridge, window air conditioning, sitting area and Wi-Fi. Separate upstairs quarters provide three bedrooms, a full bath, kitchen, living area and private exterior access. Shared spaces include a main living room, dining area, kitchen with double ovens and a laundry room equipped with three washers and three dryers. The property is licensed for lodging; food service is not provided.

Two additional buildings are included: a two-bedroom house and a studio with a garage. Improvements include septic work, replacement of 66 windows and replacement of two of the four hot water heaters in September 2026. The inn dates to 1860 and is set back from Route 28 in West Harwich, near restaurants, shopping, Seaview Park and beaches.

Key Highlights

• Licensed for year‑round lodging; food service is not provided
• More than 5,000 square feet of living space on 0.77 acre
• Main inn has 9 bedrooms, 8.5 baths and 4 fireplaces

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

$63,101

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

6.79%

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%

$1,262,020 $1.3M

Cap Rate 7%

$901,443 $901.4K

Cap Rate 9%

$701,122 $701.1K

Market Conditions

NOI Build-Up for 5,032 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

$151.0K $30.00/SF

− Vacancy

−$18.1K −$3.60/SF

EGI

$132.8K $26.40/SF

− OpEx

−$69.7K −$13.86/SF

NOI

$63.1K $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%

$1,262,020

Cap Rate 7%

$901,443

Cap Rate 9%

$701,122

Alternative Uses

Best Use

Hotel Hospitality

$901.4K

$788.8K – $1.05M (±1% cap)

NOI $63,101 @ 7.0% cap · market cap 6.79%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.05M

$1.79M – $2.39M (±1% cap)

NOI $143,540 @ 7.0% cap · market cap 15.45%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Hotels

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Barber Shop Veterinary Clinic Pet Grooming Service Florist Grocery & Convenience Store

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

235

Businesses Nearby

Explore this area Business Placement

Demographics for 02671, MA

1,216

Population

1,430

Households

0.9

Avg Household Size

60

Median Age

56%

College-Educated

98%

High-School Grad

1.7 sq mi

ZIP Area

715

Density / Sq Mi

$101,917

Median Household Income

$50,800

Median Earnings

$593,500

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this hotels located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Hotel - Licensed for year-round lodging, the property includes separate living quarters and two additional buildings.

Where is this hotel located?

The property is located at 36 Route 28 West Harwich, MA.

What is the asking price?

The asking price for this property is $929,000.

What are key features of this property?

This property features: Licensed for year‑round lodging; food service is not provided; More than 5,000 square feet of living space on 0.77 acre; Main inn has 9 bedrooms, 8.5 baths and 4 fireplaces