Building Details

Building Size 20,278 SF

Year Built 1780

Units 21

Listing Agency: Snyder Donegan Real Estate Group z***@snyderdonegan.com Show Phone

Listed By: Zoe Hathorn Washburn Show Phone

Source: Elliman

Added: Mar 26 Changed: Aug 8 Last Checked: Jul 16 at 9:38AM

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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 Snyder Donegan Real Estate Group

Investment Insights

Based on property information with market context.

Located on over 5 acres in Lyme, New Hampshire, a 15-minute drive from Hanover and Dartmouth College, this restored property has operated as an inn, restaurant, and event space. The main structure faces the town common and wraps around a lawn, while a guest house overlooks a pond and conservation area. The property is suited for a family compound, smaller residences (effective 2026 zoning allows increased housing units per building), or a mixed-use of commercial and residential spaces. Lyme is home to a top-rated K-8th school, the Dartmouth Skiway, PostPond, and hiking and biking trails. The majority of furnishings and equipment within the building are part of the commercial sale.

Key Highlights

• 5+ acre property in Lyme, NH, just a short drive to Hanover and Dartmouth College
• Historically an inn, restaurant, and event space, offering diverse potential
• Iconic main building faces the town common, with a guest house overlooking a private pond

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

$302,880

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

8.67%

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%

$6,057,600 $6.1M

Cap Rate 7%

$4,326,857 $4.3M

Cap Rate 9%

$3,365,333 $3.4M

Market Conditions

NOI Build-Up for 20,278 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

$438.0K $21.60/SF

− Vacancy

−$34.2K −$1.68/SF

EGI

$403.8K $19.92/SF

− OpEx

−$101.0K −$4.98/SF

NOI

$302.9K $14.94/SF

Area

Grafton County, NH

Vacancy

7.80%

Lease Rate

$21.60 /SF/Yr

Expense Ratio

25.00%

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%

$6,057,600

Cap Rate 7%

$4,326,857

Cap Rate 9%

$3,365,333

Alternative Uses

Best Use

Specialty Retail

$4.33M

$3.79M – $5.05M (±1% cap)

NOI $302,880 @ 7.0% cap · market cap 8.67%

Second Best

Hotel Hospitality

$2.62M

$2.29M – $3.05M (±1% cap)

NOI $183,086 @ 7.0% cap · market cap 5.24%

Theoretical Best

Office A

$4.46M

$3.90M – $5.20M (±1% cap)

NOI $312,239 @ 7.0% cap · market cap 8.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

The Dowds' Country Inn ... Hotel & Motel Latham House Tavern Restaurant

Suggested Use

Top Pick Parking Lot & Garage Building Supply Auto Repair Shop Auto Parts Store Grocery & Convenience Store Pharmacy

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

78

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 03768, NH

1,736

Population

793

Households

2.2

Avg Household Size

48

Median Age

68%

College-Educated

98%

High-School Grad

53.8 sq mi

ZIP Area

32

Density / Sq Mi

$141,719

Median Household Income

$61,250

Median Earnings

$1,310

Median Rent

$651,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bed & breakfasts located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Bed & breakfast - Restored property suitable for inn, restaurant, event space, or residences.

Where is this bed & breakfast located?

The property is located at 9 Main St Lyme, NH.

What is the asking price?

The asking price for this property is $3,495,000.

What are key features of this property?

This property features: 5+ acre property in Lyme, NH, just a short drive to Hanover and Dartmouth College; Historically an inn, restaurant, and event space, offering diverse potential; Iconic main building faces the town common, with a guest house overlooking a private pond