Bed and Breakfast with 11 Guest
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 Market191
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
Bedroom 10, Bedroom 15, Bathroom 15, Bedroom 5, Bathroom 5, Bathroom 13, Bathroom 11, Bedroom 17, Bedroom 14, Basement, Bedroom 13, Bathroom 16, Bathroom 7, Bedroom 9, Bedroom 4, Bathroom 17, Bathroom 3, Bathroom 9, Bathroom 2, Bathroom 14, Bedroom 8, Bedroom 1, Bedroom 2, Bathroom 10, Bedroom 11, Bedroom 12, Bathroom 8, Bedroom 6, Bathroom 6, Bathroom 4, Bathroom 1, Bedroom 7, Bedroom 16, Bathroom 12, Bedroom 3
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
Baseboard, Hot Water(Heating), Oil
Water source
Well
Amenities
library
front sitting room
sun-filled greenhouse room
woodstove
fireplace
pond
sauna
Building Details
Year built
1813
Floors in Building
2
Number of units
4
Flooring type
Brick, Carpet, Vinyl, Tile, Concrete, Softwood
Building materials
Clapboard Exterior
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Storage, Outbuilding, Guest House
Listing Agency:
IPJ Real Estate
Listed By:
Amey Ryan
(802) 388-4242
Added: Apr 14
Changed: Oct 21
Last Checked: Oct 21 at 4:06PM
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.
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Investment Insights
Based on property information with market context.
Set on 20 acres, this bed-and-breakfast property centers on an inn built in 1813, with 6,902 square feet and 11 guest rooms, each with a private bath. The inn also includes a library, front sitting room, greenhouse room, kitchen, and dining room with a fireplace. Separate accommodations include a 903-square-foot Blacksmith Shop and a 576-square-foot cottage. A timber-frame residence built circa 2002 provides four bedrooms and 3,578 square feet. A pond and sauna are also on the property.
The property borders the National Forest, with access from the grounds for hiking, biking, trail running, skiing, and snowshoeing. It is served by a well and shared septic system and is zoned LDR-10.
The property borders the National Forest, with access from the grounds for hiking, biking, trail running, skiing, and snowshoeing. It is served by a well and shared septic system and is zoned LDR-10.
Key Highlights
- 20‑acre property bordering the National Forest
- 1813 inn with 11 guest rooms, each with a private bath
- Inn includes 6,902 square feet, a library, greenhouse room, sitting room, and dining room with fireplace
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$89,980
Cap Rate
3.61%
Suggested Prices Based on Cap Rates
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
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 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.
How Realmo checks its estimates
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
Frequently Asked Questions
What type of property is this?
Bed & breakfast - The 20-acre property combines an 11-room inn with separate guest accommodations and a four-bedroom 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 the National Forest; 1813 inn with 11 guest rooms, each with a private bath; Inn includes 6,902 square feet, a library, greenhouse room, sitting room, and dining room with fireplace
