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    Historic Inn with Income Potential Title is generated by Realmo AI

    1245 Goshen-Ripton Road, Goshen, VT 05733

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    For Sale
    $2,495,000

    Multi-Family - Goshen, VT

    Property size:
    11,959 SF
    Lot size:
    20.00 Acres
    Price / SF:
    $208/SF
    Added:
    Apr 14, 2026
    Days on Market:
    49
    Last Refresh:
    Jun 1 at 2:06 pm

    Property Features for 1245 Goshen-Ripton Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    LDR-10
    Bedrooms
    17
    Bathrooms
    17
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking
    6
    Parking features
    Garage
    Basement Y/N
    1
    Standard status
    Active
    Size
    11,959 SF
    Lot size
    20.00 Acres

    Utilities

    Heating system
    Baseboard, Hot Water (Heating), Oil

    Building Details

    Year built
    1813
    Floors in Building
    2
    Number of units
    4
    Flooring type
    Brick, Carpet, Concrete, Tile, Vinyl, Wood
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Amey Ryan

    Listing agent Amey Ryan

    Listing office IPJ Real Estate 34 Main St, Middlebury, VT

    Listing date Apr 14, 2026

    MLS# 5083384 Listing URL

    Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 20‑acre property bordering a National Forest, offering direct access for outdoor activities.
    • Main inn (6902 sq ft) with 11 guest rooms, each with a private bath, dating back to the early 1800s.
    • Four‑bedroom timber‑frame residence (3578 sq ft) with pond and sauna, providing a private owner's retreat.
    • Additional guest accommodations: Blacksmith Shop (903 sq ft) and Moosalamoo Cottage (576 sq ft).
    • Potential for hospitality venture, private estate, or income‑generating residence.
    • Inn features a library, front sitting room, sun‑filled greenhouse, and dining room with fireplace.

    Overview

    This property, rich with character and local history, offers a unique opportunity on 20 acres. The property is suitable as a hospitality venture, private estate, or residence with income potential. The main inn, dating to the early 1800s, features 11 guest rooms, each with a private bath, a library, a front sitting room, and a greenhouse filled with plants and warmed by a woodstove. The kitchen opens to a dining room with a fireplace and surrounding windows. Additional accommodations include the recently updated Blacksmith Shop, suitable for guests seeking privacy, and the Moosalamoo Cottage, which serves as a bunkhouse. The four-bedroom timber-frame residence (circa 2002) overlooks a pond and sauna. The property borders the National Forest, allowing for skiing and snowshoeing. The Inn is approximately 6902 square feet, the timber-frame house is approximately 3578 square feet, the Moosalamoo Cottage is approximately 576 square feet, and the Blacksmith Shop is approximately 903 square feet. The property is zoned LDR-10 and is located in Goshen, VT.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Map

    City
    Goshen
    County
    Rutland
    State
    Vermont
    Longitude
    -73.0875
    Latitude
    43.8209

    FAQs

    What type of property is this?
    Bed & breakfast - Unique property with inn, cottage, and timber-frame residence.
    Where is this bed & breakfast located?
    The property is located at 1245 Goshen-Ripton Road Goshen, VT.
    What is the asking price?
    The asking price for this property is $2,495,000.
    What are key features of this property?
    This property features: 20‑acre property bordering a National Forest, offering direct access for outdoor activities.; Main inn (6902 sq ft) with **11 guest rooms, each with a private bath**, dating back to the early 1800s.; **Four‑bedroom timber‑frame residence (3578 sq ft)** with pond and sauna, providing a private owner's retreat.
    8023884242x203
    We can help!
    Listing Contact
    Amey Ryan
    Learn More
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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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