Bed & Breakfast with Guest
New
For Sale
$929,000
36 Route 28, West Harwich, MA 02671
Commercial Sale, West Harwich, MA
Property Size5,032 SF
Lot Size0.77 Acres
Price / SF$184.62
Days on Market5
Property Features for 36 Route 28
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
commercial
Parking
15
Basement
Full, Walk-Out Access
Appliances
Water Heater
Lot features
Level
Elementary school district
Monomoy
Middle school district
Monomoy
High school district
Monomoy
Directions
Route 28 West Harwich to #36 (Barnaby Inn)
Subdivision
Harwich
Special listing conditions
In Foreclosure, Real Estate Owned
Standard status
Active
APN
10-D1-1-1
Size
5,032 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3057
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1860
Floors in Building
2
Number of units
2
Flooring type
Laminate, Wood, Tile
Building materials
Shingle Siding
Roof type
Asphalt
Listing Agency:
Today Real Estate
(508) 398-0600
Listed By:
Michele DeMango
(508) 367-5589
Added: Sep 23
Changed: Sep 24
Last Checked: Sep 27 at 12:06PM
MLS# 22604835
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.
Set on 0.77 acre, this 5,032-square-foot bed-and-breakfast has 9 bedrooms, 8.5 baths, and 4 fireplaces. Six guest rooms each have a private full bath, mini fridge, window air conditioning, sitting area, and Wi-Fi. Separate upstairs quarters provide 3 bedrooms, a full bath, a kitchen, a living area, and private outdoor access. Shared spaces include a main living room, dining room, and a nook with French doors. The large kitchen has double ovens; the laundry room contains 3 washers and 3 dryers. The property is being sold furnished and is licensed for lodging, with no food service provided.
Two additional buildings are on the property: a 2-bedroom house and a studio with a garage. The inn has public water and septic service. Updates noted include septic work and replacement of 66 windows.
Two additional buildings are on the property: a 2-bedroom house and a studio with a garage. The inn has public water and septic service. Updates noted include septic work and replacement of 66 windows.
Key Highlights
- 5,032‑square‑foot inn on a 0.77‑acre lot
- 9 bedrooms, 8.5 baths, and 4 fireplaces
- Six guest rooms each include a private full bath
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
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
NOI $143,540 @ 7.0% cap · market cap 15.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Well-served
Demand for This Use
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
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Licensed for year-round lodging, the furnished property includes a separate three-bedroom living area.
Where is this bed & breakfast 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: 5,032‑square‑foot inn on a 0.77‑acre lot; 9 bedrooms, 8.5 baths, and 4 fireplaces; Six guest rooms each include a private full bath
