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    Historic Inn with Water Views Title is generated by Realmo AI

    9 Dry Point Drive, Rome, ME 04963

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    Claim this Listing
    For Sale
    $799,900

    COMMERCIAL - Rome, ME

    Property size:
    5,200 SF
    Lot size:
    1.65 Acres
    Price / SF:
    $153/SF
    Added:
    Apr 22, 2026
    Days on Market:
    41
    Last Refresh:
    Jun 1 at 7:06 pm

    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
    Unfinished, Full
    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
    Electric (Heating), Wood, Baseboard, Hot Water(Heating), Propane (Heating), Zoned, Oil
    Cooling system
    Wall Unit(s)
    Water source
    Private, Well

    Building Details

    Year built
    1790
    Flooring type
    Wood, Tile
    Building materials
    Wood Frame, Shingle Siding, Vinyl Siding, Wood Siding
    Roof type
    Shingle, Metal
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jennifer Cammack

    Listing agent Jennifer Cammack

    Listing office EXP Realty 41 Hutchins Drive Building 3, Rangeley, ME

    Listing date Apr 22, 2026

    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.

    HighLights

    • Turnkey and fully furnished with 10 bedrooms and 9 bathrooms, suitable as a family compound, vacation home, or investment property.
    • Prime location in Belgrade Lakes, between Long and Great Pond, offering year‑round recreational activities.
    • Potential for high rental income in the lucrative short‑term rental market as a bed and breakfast.
    • Historic charm with features like stone walls, post and beam construction, fieldstone fireplace, shiplap walls, and wood floors.
    • Wrap‑around porch with water views and lush gardens, abutting private conservation land.
    • Close proximity to Belgrade village with restaurants, shopping, and iconic Days General Store.

    Overview

    The Wings Hill Inn offers historic charm with stone walls and walkways, wooden fences, lush gardens, private abutting conservation land, post and beam construction, a fieldstone fireplace, shiplap walls, wood floors, floral walls, a wrap-around porch, and water views. The property is turn-key and furnished with 10 bedrooms and 9 bathrooms. It is situated in close proximity to year-round recreational activities including a golf course, hiking trails, and public water access for boating, swimming, and kayaking. Winter activities include local snowmobile trails and ski mountains. The property is located near Belgrade village, with restaurants, shopping, an ice cream shop, and Days General Store. The 1.65-acre property offers potential as a family compound, vacation home, or investment opportunity as a bed and breakfast in the short-term rental market. The 5,200 square foot inn is located in Rome, Maine, in Kennebec County. Belgrade Lakes is situated between Long and Great Pond.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $93.6k $18.00
    − Vacancy −$1.5k −$0.29
    EGI $92.1k $17.71
    − OpEx −$41.4k −$7.97
    NOI $50.7k $9.74
    5,200 SF · lease $18.00/SF/yr · vacancy 1.60% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $723.7K
    $633.2K – $844.3K (±1% cap)
    NOI $50,656 @ 7.0% cap · market cap 6.33%
    Second Best
    Hotel Hospitality
    $449.9K
    $393.7K – $524.9K (±1% cap)
    NOI $31,493 @ 7.0% cap · market cap 3.94%
    Theoretical Best
    Warehouse
    $7.76M
    $6.79M – $9.05M (±1% cap)
    NOI $543,053 @ 7.0% cap · market cap 67.89%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wings Hill Inn Bed & Breakfast

    Suggested Use

    Real Estate Agency Restaurant Hair Salon Spa & Massage Center Hotel & Motel Gym & Fitness Center Skin Care Clinic Nail Salon Kitchen & Bath Showroom Bar & Pub

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

    Similar Places Nearby

    • Seven Lakes Inn — 168 Main St, Belgrade, ME 04917
    • Wings Hill Inn — 9 Dry Point Dr, Rome, ME 04963

    Location Insight

    • Map
    • Local Demand
    City
    Rome
    County
    Kennebec
    State
    Maine
    Longitude
    -69.8871859
    Latitude
    44.5309475

    FAQs

    What type of property is this?
    Bed & breakfast - Charming, furnished inn perfect for family, vacation, or investment.
    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: Turnkey and fully furnished with **10 bedrooms and 9 bathrooms**, suitable as a family compound, vacation home, or investment property.; **Prime location in Belgrade Lakes**, between Long and Great Pond, offering year‑round recreational activities.; Potential for high rental income in the lucrative short‑term rental market as a bed and breakfast.
    (207) 852-4178
    We can help!
    Listing Contact
    Jennifer Cammack
    Request Owner's contact information
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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.

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