Historic Bed & Breakfast
For Sale
$2,495,000
1245 Goshen-Ripton Road, Goshen, VT 05733
Multi-Family, Goshen, VT
Property Size11,959 SF
Lot Size20.00 Acres
Price / SF$208.63
Days on Market140
Property Features for 1245 Goshen-Ripton Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LDR-10
Bedrooms
17
Bathrooms
17
Full bathrooms
17
Rooms
Bathroom 5, Bathroom 10, Bedroom 9, Bedroom 4, Bedroom 7, Bathroom 13, Bathroom 7, Bathroom 4, Bedroom 5, Bedroom 6, Bedroom 3, Bathroom 11, Bathroom 16, Bedroom 17, Bedroom 8, Bedroom 11, Bedroom 12, Bathroom 12, Bedroom 14, Bedroom 16, Bathroom 2, Bathroom 3, Basement, Bathroom 14, Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 15, Bathroom 6, Bathroom 17, Bathroom 8, Bedroom 13, Bathroom 9, Bedroom 10, Bedroom 15
Parking features
Driveway
Exterior features
Barn, Garden Space, Guest House, Natural Shade, Outbuilding, Sauna, Shed, Storage, Double Pane Window(s)
Appliances
Propane Water Heater
Lot features
Country Setting, Landscaped, Mountain View, Trail/ Near Trail, View, Walking Trails, Wooded, Adjoins St/ Nat'l Forest, Mountain, Near Skiing
Directions
From Rt 125 in Ripton, go 5 miles south on Goshen-Ripton. From Rt 73 in Brandon, take Town Hill Rd, go left over the bridge to Carlisle Hill Rd and follow that all the way to the intersection with Silver Lake Road/Flora White Rd. Go straight onto Goshen-Ripton until you reach Blueberry Hill Inn.
Standard status
Active
Size
11,959 SF
Lot size
20.00 Acres
Utilities
Utilities
Propane
Sewer type
Shared Septic
Heating system
Hot Water(Heating), Baseboard, Oil
Water source
Well
Amenities
library
greenhouse
woodstove
fireplace
pond
sauna
Building Details
Year built
1813
Floors in Building
2
Number of units
4
Flooring type
Carpet, Brick, Tile, Concrete, Vinyl, Softwood
Building materials
Clapboard Exterior
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Outbuilding, Guest House, Storage
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Amey Ryan
(802) 388-4242
Added: Apr 14
Changed: Aug 23
Last Checked: Aug 31 at 3:06PM
MLS# 5083384
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.
Investment Insights
Based on property information with market context.
Established in 1813, this Colonial bed-and-breakfast property combines a principal inn with several additional accommodations across a 20-acre setting. The inn contains 11 guest rooms, each with a private bath, plus a library, front sitting room, greenhouse room, kitchen, and dining room with fireplace. The property also includes a 903-square-foot Blacksmith Shop, a 576-square-foot cottage, and a separate four-bedroom timber-frame residence built circa 2002.
Outdoor improvements include a pond, sauna, barn, garden space, shed, storage areas, and other outbuildings. The property is served by a well, shared septic system, propane, oil-fired hot-water heating, and a driveway. Located at 1245 Goshen-Ripton Road in Goshen, the grounds border the National Forest and support direct access for hiking, biking, trail running, skiing, and snowshoeing.
Outdoor improvements include a pond, sauna, barn, garden space, shed, storage areas, and other outbuildings. The property is served by a well, shared septic system, propane, oil-fired hot-water heating, and a driveway. Located at 1245 Goshen-Ripton Road in Goshen, the grounds border the National Forest and support direct access for hiking, biking, trail running, skiing, and snowshoeing.
Key Highlights
- 20‑acre bed‑and‑breakfast property in Goshen, VT
- 11 guest rooms, each with a private bath
- Inn contains approximately 6,902 SF
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
$89,980
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
3.61%
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%
$1,799,600
$1.8M
Cap Rate 7%
$1,285,429
$1.3M
Cap Rate 9%
$999,778
$999.8K
Market Conditions
NOI Build-Up for 11,959 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
$215.3K $18.00/SF
− Vacancy
−$25.8K −$2.16/SF
EGI
$189.4K $15.84/SF
− OpEx
−$99.5K −$8.32/SF
NOI
$90.0K $7.52/SF
Area
Rutland County, VT
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,799,600
Cap Rate 7%
$1,285,429
Cap Rate 9%
$999,778
Alternative Uses
Best Use
Hotel Hospitality
$1.29M
$1.12M – $1.50M
NOI $89,980 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.08M
$1.82M – $2.43M
NOI $145,754 @ 7.0% cap · market cap 5.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 05733, VT
5,935
Population
3,289
Households
1.8
Avg Household Size
48
Median Age
33%
College-Educated
95%
High-School Grad
108.1 sq mi
ZIP Area
55
Density / Sq Mi
$65,673
Median Household Income
$40,993
Median Earnings
$1,020
Median Rent
$240,400
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic lodging property with multiple guest accommodations and a separate owner’s 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 bed‑and‑breakfast property in Goshen, VT; 11 guest rooms, each with a private bath; Inn contains approximately 6,902 SF
