Historic Bed & Breakfast with Water
For Sale
$799,900
9 Dry Point Drive, Rome, ME 04963
Furnished lodging property with period construction details and a wraparound porch.
Property Size5,200 SF
Price / SF$153.83
Days on Market171
Property Features for 9 Dry Point Drive
General Information
Standard status
Active
Size
5,200 SF
Property subtype
Commercial
Lease Term
[]
Additional Details
Furnished
Yes
Amenities
stone walls and walkways
wooden fences
lush gardens
private abutting conservation land
fieldstone fireplace
shiplap walls
wood floors
floral walls
wrap around porch
water views
Building Details
Year Built
1790
Construction
post and beam
Listing Agency:
EXP Realty
Listed By:
Jennifer Cammack
(207) 680-3667
Source:
Portsiderealestategroup
Added: Mar 12
Changed: Aug 28
Last Checked: Aug 28 at 11:25AM
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 EXP Realty
Investment Insights
Based on property information with market context.
Wings Hill Inn is a furnished 5,200-square-foot bed and breakfast built in 1790, with 10 bedrooms and 9 bathrooms. The property combines post-and-beam construction with stone walls, wood floors, shiplap walls, floral wall finishes, a fieldstone fireplace, and a wraparound porch. Gardens, wooden fences, balcony views, and adjoining conservation land add to the setting, while water views contribute to the property’s guest-oriented character.
The inn is located at 9 Dry Point Drive in Rome, Maine, with a short walk to Belgrade village for restaurants, shopping, ice cream, and Days General Store. Belgrade Lakes provides access to boating, swimming, kayaking, hiking, golf, snowmobile trails, and nearby ski mountains, supporting use as a bed and breakfast, vacation home, or family compound.
The inn is located at 9 Dry Point Drive in Rome, Maine, with a short walk to Belgrade village for restaurants, shopping, ice cream, and Days General Store. Belgrade Lakes provides access to boating, swimming, kayaking, hiking, golf, snowmobile trails, and nearby ski mountains, supporting use as a bed and breakfast, vacation home, or family compound.
Key Highlights
- 5,200‑square‑foot furnished bed and breakfast built in 1790
- 10 bedrooms and 9 bathrooms
- Water views with balcony and wraparound porch
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
$50,656
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
6.33%
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%
$1,013,120
$1.0M
Cap Rate 7%
$723,657
$723.7K
Cap Rate 9%
$562,844
$562.8K
Market Conditions
NOI Build-Up for 5,200 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
$93.6K $18.00/SF
− Vacancy
−$1.5K −$0.29/SF
EGI
$92.1K $17.71/SF
− OpEx
−$41.4K −$7.97/SF
NOI
$50.7K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,013,120
Cap Rate 7%
$723,657
Cap Rate 9%
$562,844
Alternative Uses
Best Use
Apartment 5plus
$723.7K
$633.2K – $844.3K
NOI $50,656 @ 7.0% cap · market cap 6.33%
Second Best
Hotel Hospitality
$449.9K
$393.7K – $524.9K
NOI $31,493 @ 7.0% cap · market cap 3.94%
Theoretical Best
Warehouse
$7.76M
$6.79M – $9.05M
NOI $543,053 @ 7.0% cap · market cap 67.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 04963, ME
7,358
Population
4,279
Households
1.7
Avg Household Size
45
Median Age
24%
College-Educated
95%
High-School Grad
51.1 sq mi
ZIP Area
144
Density / Sq Mi
$73,611
Median Household Income
$49,913
Median Earnings
$885
Median Rent
$228,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Seven Lakes Inn — 168 Main St, Belgrade, ME 04917
- Wings Hill Inn — 9 Dry Point Dr, Rome, ME 04963
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Furnished lodging property with period construction details and a wraparound porch.
Where is this bed & breakfast located?
The property is located at 9 Dry Point Drive Rome, ME.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 5,200‑square‑foot furnished bed and breakfast built in 1790; 10 bedrooms and 9 bathrooms; Water views with balcony and wraparound porch
