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    8 Cleaves St Rockport, MA 1966

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    For Sale
    $2,000,000

    14-unit motel with recent renovations and strong location.

    Type:Hospitality
    Property size:
    4,174 SF
    Added:
    Nov 25, 2025
    Days on Market:
    128
    Last Refresh:
    Mar 29 at 11:23 pm

    Property Features for 8 Cleaves St

    General Information

    Standard status
    Active
    Size
    4,174 SF
    Property subtype
    Hospitality

    Building Details

    Year Built
    1850

    We can help!

    Listing Contact
    Brad Carlson
    Brad Carlson

    Listing agent Brad Carlson License #NH #085535

    Listing office New England Realty Advisors LLC

    Listing date Nov 25, 2025

    Source Nerealtyadvisors

    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 New England Realty Advisors LLC

    Overview

    Rockport Motel Near Beach

    The Eagle House Motel, located in Rockport, Massachusetts, is available for sale. This hospitality property features 14 units, including 13 rentable units and a manager's office. The property provides off-street parking, a laundry facility, and owner storage. Each room is equipped with a mini fridge, microwave, private bathroom, cable TV, free Wi-Fi, A/C, and an outside deck. Situated in a desirable location, the motel is within walking distance to the beach, village, shops, galleries, and restaurants. The current owner has invested over $250,000 in capital improvements over the past two years, including new decks, new siding, new windows, new staircases, new AC units, a new efficient water heater, and significant upgrades to the existing rooms. Established in 2004, the motel offers an opportunity to increase value by enhancing online marketing and adjusting daily rates to reflect market value, as current rates have been below market despite recent renovations and upgrades.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Motels

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Rockport Inn & Suites — 183 Main St, Rockport, MA 01966
    • Addison Choate — 49 Broadway Ave, Rockport, MA 01966
    • Sea Mist Cottage — 57 broadway, rockport, ma 01966
    • Bearskin Neck Motel — Rockport, MA 01966
    • The Rockport House — 17 Pleasant St, Rockport, MA 01966

    Location Insight

    • Map
    • Local Demand
    City
    Rockport
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.6202
    Latitude
    42.6574

    FAQs

    What type of property is this?
    Motel - 14-unit motel with recent renovations and strong location.
    Where is this motel located?
    The property is located at 8 Cleaves St Rockport, MA.
    What is the asking price?
    The asking price for this property is $2,000,000.
    What are key features of this property?
    This property features: Prime location in Rockport, MA, with easy walking distance to the beach, downtown shops, galleries, and restaurants.; Significant recent capital improvements exceeding $250,000, including **new decks, siding, windows, staircases, AC units, and room upgrades.**; **13 rentable units**, each equipped with a mini‑fridge, microwave, private bathroom, cable TV, free Wi‑Fi, A/C, and a private deck.
    (781) 334-8044
    We can help!
    Listing Contact
    Brad Carlson
    Brad Carlson
    Real Estate License ID: NH #085535
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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