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    464 Putney Rd Brattleboro, VT 05301

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    For Sale
    $5,500,000

    Portfolio of waterfront properties with remarkable potential for growth.

    Lot size:
    3.68 Acres

    Property Features for 464 Putney Rd

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    3.68 Acres

    We can help!

    Listing Contact
    John Mcpherson
    Source: Elliman

    Listing Agency: Berkley & Veller Greenwood Country Realtors Listing Agent: John Mcpherson

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Waterfront Mixed-Use Investment Opportunity

    The Marina at the Retreat Meadows offers a portfolio of waterfront properties with growth potential. The four buildings include a 320-seat restaurant operating as a NNN tenant for over 30 years, along with a 40-slip small boat marina. Additionally, there is a renovated former milk plant and adjacent farmhouse housing State of Vermont offices and four recently renovated apartments. The 1950s Rollerdrome building contains a mix of retail and commercial tenants. Situated on 3.7 acres with over 750 feet of waterfront at the confluence of the Connecticut and West Rivers, the campus is the only commercial waterfront property in Brattleboro with on-site parking. The site benefits from high visibility, with over 13,000 vehicles passing daily. Located at the terminus of the 36-mile West River Rail Trail, the property attracts residents and vacationers interested in walking, biking, and birding. The location is near Brattleboro’s downtown, known for its arts, dining, and music scenes.
    Location Intelligence

    Current Use by Public Records

    Inner Heat Yoga Gym & Fitness Center Wtsa Radio Station Mastaler Cleaning Carpet Cleaning Service WTSA 96.7 Radio Station Purple Sarah Day ... Spa & Massage Center

    Suggested Use

    Restaurant Real Estate Agency Building Supply Law Firm Big Box & Wholesale Store Dental Office Spa & Massage Center Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brattleboro
    County
    Windham
    State
    Vermont
    Longitude
    -72.5570311
    Latitude
    42.8675987

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    FAQs

    What type of property is this?
    Mixed-use property - Portfolio of waterfront properties with remarkable potential for growth.
    Where is this mixed-use property located?
    The property is located at 464 Putney Rd Brattleboro, VT.
    What is the asking price?
    The asking price for this property is $5,500,000.
    What are key features of this property?
    This property features: - Waterfront property with **750+ feet of frontage at the confluence of two rivers**, offering unique commercial potential.; - Established 320-seat restaurant with a long-term NNN tenant and a 40-slip marina.; - Diverse income streams from a mix of tenants including State of Vermont offices, apartments, retail, and commercial spaces.
    (802) 254-6400
    Request Owner's contact information
    464 Putney Rd Brattleboro, VT 05301
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    Brattleboro, VT 05301
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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.

    More about this property
    464 Putney Rd Brattleboro, VT 05301
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    We can help!
    Listing Contact
    John Mcpherson
    (802) 254-6400 (802) 579-4909
    Learn more
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