Building Details

Year Built 1800

Listing Agency: Berkshire Hathaway HomeServices Verani Realty Londonderry

Listed By: Carter Auch · License #NH 078320

Source: Crexi

Added: May 10, 2024 Changed: Jul 10 Last Checked: Aug 7 at 6:51AM

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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 Berkshire Hathaway HomeServices Verani Realty Londonderry

Investment Insights

Based on property information with market context.

This versatile corporate retreat is ideally suited for hosting training sessions, conferences, and recreational experiences. The property is located less than 10 minutes from Lake Sunapee and 15 minutes from Mount Sunapee, which is owned by Vail. It also provides easy access to Concord, which is 30 minutes away, and is under an hour from the Vermont border, the Upper Valley, and the Dartmouth region. The property features 11 guest rooms, each with an en suite bathroom. Nine of the rooms have fireplaces, and four include jacuzzis. There is also a three-bedroom, 2.5-bath suite suitable for owners or staff. The suite has been updated. The property is set on approximately 12 acres of landscaped grounds, which include a private pond with a gazebo. Significant upgrades have been made to the property in recent years, including a new industrial kitchen with a walk-in freezer and refrigerator, a new roof, and a 106-panel solar array. The electrical system has been upgraded from 200 to 600 amps, and electric vehicle charging stations have been installed. The property size is 10780 square feet.

Key Highlights

• Ideal corporate retreat with 11 en suite guest rooms (9 with fireplaces, 4 with jacuzzis) and a separate 3‑bedroom owner/staff suite.
• Prime location: Less than 10 minutes to Lake Sunapee, 15 minutes to Mount Sunapee, 30 minutes to Concord, and close to Vermont/Dartmouth.
• Extensive recent upgrades: New industrial kitchen, new roof, 106‑panel solar array, and upgraded electrical system (600 amps).

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

$67,591

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

4.83%

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%

$1,351,820 $1.4M

Cap Rate 7%

$965,586 $965.6K

Cap Rate 9%

$751,011 $751.0K

Market Conditions

NOI Build-Up for 10,780 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

$161.7K $15.00/SF

− Vacancy

−$19.4K −$1.80/SF

EGI

$142.3K $13.20/SF

− OpEx

−$74.7K −$6.93/SF

NOI

$67.6K $6.27/SF

Area

Merrimack County, NH

Vacancy

12.00%

Lease Rate

$15.00 /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%

$1,351,820

Cap Rate 7%

$965,586

Cap Rate 9%

$751,011

Alternative Uses

Best Use

Hotel Hospitality

$965.6K

$844.9K – $1.13M (±1% cap)

NOI $67,591 @ 7.0% cap · market cap 4.83%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$2.81M

$2.46M – $3.27M (±1% cap)

NOI $196,482 @ 7.0% cap · market cap 14.03%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Rosewood Country Inn Bed & Breakfast Tesla Destination Charger Electric Vehicle Charging Station Moments At The Rosewood Restaurant

Suggested Use

Top Pick HVAC Service Catering Service Real Estate Agency

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

15

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 03221, NH

2,307

Population

1,284

Households

1.8

Avg Household Size

47

Median Age

37%

College-Educated

96%

High-School Grad

48.9 sq mi

ZIP Area

47

Density / Sq Mi

$92,083

Median Household Income

$49,087

Median Earnings

$1,465

Median Rent

$302,400

Median Home Value

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Frequently Asked Questions

What type of property is this?

Bed & breakfast - Corporate retreat with guest rooms, pond, and solar array.

Where is this bed & breakfast located?

The property is located at 67 Pleasant View Rd Bradford, NH.

What is the asking price?

The asking price for this property is $1,400,000.

What are key features of this property?

This property features: Ideal corporate retreat with **11 en suite guest rooms** (9 with fireplaces, 4 with jacuzzis) and a separate 3‑bedroom owner/staff suite.; Prime location: Less than 10 minutes to Lake Sunapee, 15 minutes to Mount Sunapee, 30 minutes to Concord, and close to Vermont/Dartmouth.; Extensive recent upgrades: **New industrial kitchen, new roof, 106‑panel solar array**, and upgraded electrical system (600 amps).