Furnished Bed & Breakfast with Water
For Sale
$769,000
9 Dry Point Drive, Rome, ME 04963
Commercial Sale, Rome, ME
Property Size5,200 SF
Lot Size1.65 Acres
Price / SF$147.88
Days on Market68
Property Features for 9 Dry Point Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
mixed
Rooms
Basement
Parking features
Off Street
Interior features
Storage
Basement
Full, Unfinished
Lot features
Near Shopping, Ski Resort
Standard status
Active
Size
5,200 SF
Lot size
1.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5021
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Propane (Heating), Wood, Baseboard, Electric (Heating), Zoned, Oil, Hot Water(Heating)
Cooling system
Wall Unit(s)
Water source
Well, Private
Amenities
stone walls and walkways
wooden fences
lush gardens
fieldstone fireplace
wrap around porch
Building Details
Year built
1790
Flooring type
Wood, Tile
Building materials
Wood Frame, Shingle Siding, Vinyl Siding, Wood Siding
Roof type
Metal, Shingle
Additional Structures
Storage
Listing Agency:
EXP Realty
(888) 439-8743
Listed By:
Jennifer Cammack
(207) 852-4178
Added: Jul 13
Changed: Sep 14
Last Checked: Sep 18 at 12:06PM
MLS# 1656288
Copyright © 2026 Maine Listings. 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.
Wings Hill Inn is a furnished bed-and-breakfast property with 5,200 square feet, 10 bedrooms, and 9 bathrooms on 1.65 acres. Built in 1790, the property features post-and-beam construction, stone walls and walkways, wood and tile flooring, shiplap walls, a fieldstone fireplace, wraparound porch, gardens, and water views. Interior amenities include storage, while building systems include hot water, oil, propane, electric, zoned and baseboard heating, wall-unit cooling, a private well, septic tank, private sewer, and shingle and metal roofing.
Located at 9 Dry Point Drive in Rome, Maine, the property abuts private conservation land and is described as a short walk from Belgrade village. The setting provides access to nearby restaurants, shopping, public water access for boating, swimming and kayaking, hiking trails, golf, snowmobile trails, and ski mountains. Off-street parking is provided.
Located at 9 Dry Point Drive in Rome, Maine, the property abuts private conservation land and is described as a short walk from Belgrade village. The setting provides access to nearby restaurants, shopping, public water access for boating, swimming and kayaking, hiking trails, golf, snowmobile trails, and ski mountains. Off-street parking is provided.
Key Highlights
- 10 bedrooms and 9 bathrooms in a furnished bed‑and‑breakfast property
- 5,200 square feet on 1.65 acres
- Built in 1790 with post‑and‑beam construction
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
6.59%
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 6.59%
Second Best
Hotel Hospitality
$449.9K
$393.7K – $524.9K
NOI $31,493 @ 7.0% cap · market cap 4.10%
Theoretical Best
Warehouse
$7.76M
$6.79M – $9.05M
NOI $543,053 @ 7.0% cap · market cap 70.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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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 hospitality property with 10 bedrooms, 9 bathrooms, wraparound porch, gardens, and private conservation-land frontage.
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 $769,000.
What are key features of this property?
This property features: 10 bedrooms and 9 bathrooms in a furnished bed‑and‑breakfast property; 5,200 square feet on 1.65 acres; Built in 1790 with post‑and‑beam construction
