Historic Bed & Breakfast
For Sale
$2,495,000
1245 Goshen-Ripton Road, Goshen, VT 05733
Commercial Sale, Goshen, VT
Property Size11,959 SF
Lot Size20.00 Acres
Price / SF$208.63
Days on Market129
Property Features for 1245 Goshen-Ripton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LDR-10
Rooms
Basement
Subdivision
Blueberry Hill Inn
Lot features
Adjoins St/ Nat'l Forest, Near Paths, Near Skiing, Landscaped, Mountain View, Ski Area, Trail/ Near Trail, View, Walking Trails, Wooded, Private
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
Lot size
20.00 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Utilities
Propane
Water source
Well
Amenities
library
front sitting room
greenhouse room
woodstove
fireplace
pond
sauna
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Amey Ryan
(802) 388-4242
Added: Apr 14
Changed: Aug 19
Last Checked: Aug 20 at 3:06PM
MLS# 5083383
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.
This hospitality property includes an early-1800s inn with 11 guest rooms, each with a private bath, plus a library, front sitting room, greenhouse room, kitchen, and dining room with a fireplace. The inn contains approximately 6,902 square feet. Additional lodging includes the 903-square-foot Blacksmith Shop and the 576-square-foot Moosalamoo Cottage. A separate four-bedroom timber-frame residence, built circa 2002, measures approximately 3,578 square feet and overlooks a pond and sauna.
The property encompasses 20 acres in Goshen, Vermont, with the National Forest bordering the site. Hiking, biking, trail running, skiing, and snowshoeing are described in connection with the surrounding setting. The property is zoned LDR-10 and is served by a well and propane.
The property encompasses 20 acres in Goshen, Vermont, with the National Forest bordering the site. Hiking, biking, trail running, skiing, and snowshoeing are described in connection with the surrounding setting. The property is zoned LDR-10 and is served by a well and propane.
Key Highlights
- Early‑1800s inn with 11 guest rooms, each with a private bath
- Inn includes approximately 6,902sf of space
- Additional accommodations include the 903sf Blacksmith Shop and 576sf Moosalamoo Cottage
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
6
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
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic inn with private-bath guest rooms, additional accommodations, and a separate 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: Early‑1800s inn with 11 guest rooms, each with a private bath; Inn includes approximately 6,902sf of space; Additional accommodations include the 903sf Blacksmith Shop and 576sf Moosalamoo Cottage
