Building Details

Year built 2020

Listing Agency: Engel & Volkers Samara · Engel & Völkers s***@engelvoelkers.com Show Phone

Listed By: Pablo Fernandez

Added: Jun 12 Changed: Aug 20 Last Checked: Sep 5 at 3:06PM

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MLS# AM-5085113

Copyright © 2026 Engel & Völkers. 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.

This bed and breakfast property combines a 230 m2 main residence with four separate guest houses on a landscaped 7,180 m2 estate. The main home offers two bedrooms, two bathrooms, an open living and office area, a custom kitchen, and a private terrace. Guest accommodations range from 30 m2 to 80 m2 and include kitchens or kitchenettes, private outdoor areas, and furnished interiors in three units. The property provides approximately 4,844 square feet of total size, along with a swimming pool, poolside bathroom, covered rancho with a full kitchen, additional pavilion, walking paths, and private parking.

Located in the hills of Atenas, the estate is approximately 10 minutes from downtown and features mountain and forest-canopy views. The existing bed and breakfast operation may transfer with the purchase of the public limited company, offering continued hospitality use or conversion to a private estate. The main residence and first two guest houses were built in 1997 and renovated in 2019; the remaining guest houses were built in 2020.

Key Highlights

• 7,180 m2 landscaped lot with walking trails and mountain views
• Main residence plus 4 guest houses
• Approximately 4,844 square feet of total property size

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

$80,485

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

8.05%

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%

$1,609,700 $1.6M

Cap Rate 7%

$1,149,786 $1.1M

Cap Rate 9%

$894,278 $894.3K

Market Conditions

NOI Build-Up for 4,844 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

$154.0K $31.80/SF

− Vacancy

−$7.7K −$1.59/SF

EGI

$146.3K $30.21/SF

− OpEx

−$65.9K −$13.59/SF

NOI

$80.5K $16.62/SF

Area

Washington, DC

Vacancy

5.00%

Lease Rate

$31.80 /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%

$1,609,700

Cap Rate 7%

$1,149,786

Cap Rate 9%

$894,278

Alternative Uses

Best Use

Apartment 5plus

$1.15M

$1.01M – $1.34M (±1% cap)

NOI $80,485 @ 7.0% cap · market cap 8.05%

Second Best

Hotel Hospitality

$443.7K

$388.3K – $517.7K (±1% cap)

NOI $31,062 @ 7.0% cap · market cap 3.11%

Theoretical Best

Office A

$2.49M

$2.18M – $2.91M (±1% cap)

NOI $174,412 @ 7.0% cap · market cap 17.44%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Bed & breakfasts

Lease Details

5

Residential units

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

18,563

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in the U.S.

7.1% 2022

8.3% 2023

9.3% 2024

9.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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 - Operating hospitality property with a main residence, four furnished guest houses, landscaped grounds, pool, and multiple outdoor gathering areas.

Where is this bed & breakfast located?

The property is located at Villa Mediterranea Atenas Washington.

What is the asking price?

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

What are key features of this property?

This property features: 7,180 m2 landscaped lot with walking trails and mountain views; Main residence plus 4 guest houses; Approximately 4,844 square feet of total property size