Building Details

Building Size 3,120 SF

Year Built 1830

Listing Agency: e***@yahoo.com Show Phone

Listed By: Eric M Hier

Source: Elliman

Added: Nov 28, 2025 Changed: Aug 11 Last Checked: Aug 21 at 9:16AM

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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 Eric M Hier

Investment Insights

Based on property information with market context.

This property is situated On the Green in East Poultney, Vermont. The upstairs apartment is currently rented on a month-to-month basis, offering an opportunity for additional income. The ground level space has a history as a general store and presents possibilities for its future use. This historic property has a past, having served as a chair factory in the late 1800s before being relocated to its current spot. A spacious carriage house adjacent to the main dwelling adds to the property. The location is appealing due to vibrant community events during the summer.

Key Highlights

• Prime location on the Green in charming East Poultney, Vermont.
• Income‑generating upstairs apartment currently rented month‑to‑month.
• Ground level space with potential for various uses (formerly a general store).

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

$27,243

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

7.53%

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%

$544,860 $544.9K

Cap Rate 7%

$389,186 $389.2K

Cap Rate 9%

$302,700 $302.7K

Market Conditions

NOI Build-Up for 3,120 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

$50.5K $16.20/SF

− Vacancy

−$1.0K −$0.32/SF

EGI

$49.5K $15.88/SF

− OpEx

−$22.3K −$7.14/SF

NOI

$27.2K $8.73/SF

Area

Rutland County, VT

Vacancy

2.00%

Lease Rate

$16.20 /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%

$544,860

Cap Rate 7%

$389,186

Cap Rate 9%

$302,700

Alternative Uses

Best Use

Apartment 5plus

$389.2K

$340.5K – $454.1K (±1% cap)

NOI $27,243 @ 7.0% cap · market cap 7.53%

Second Best

Retail

$362.4K

$317.1K – $422.8K (±1% cap)

NOI $25,369 @ 7.0% cap · market cap 7.01%

Theoretical Best

Healthcare Medical

$543.2K

$475.3K – $633.8K (±1% cap)

NOI $38,026 @ 7.0% cap · market cap 10.50%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Storefront properties

Location Intelligence

Trade Area within ½ mile

27

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Storefront property - Charming property with income potential in East Poultney, Vermont.

Where is this storefront property located?

The property is located at 11 On The Green St Poultney, VT.

What is the asking price?

The asking price for this property is $362,000.

What are key features of this property?

This property features: Prime location on the Green in charming East Poultney, Vermont.; Income‑generating upstairs apartment currently rented month‑to‑month.; Ground level space with potential for various uses (formerly a general store).