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    Ground Floor Office/Retail Suite Title is generated by Realmo AI

    189 E Main Street, Newport City, VT 05855

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    COMMERCIAL - Newport City, VT

    Property size:
    400 SF
    Added:
    Apr 7, 2026
    Days on Market:
    58
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for 189 E Main Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    C
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active

    Utilities

    Utilities
    Cable Available
    Heating system
    Other (Heating), Propane (Heating)
    Water source
    Public

    Building Details

    Year built
    1960

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    Listing Contact
    Ryan Pronto
    Ryan Pronto

    Listing agent Ryan Pronto License #0810063392

    Listing office Jim Campbell Real Estate 601 East Main Street, Newport, VT

    Listing date Apr 7, 2026

    MLS# 5082396

    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.

    HighLights

    • Ground‑floor office/retail space for lease in a small professional commercial plaza
    • Approximately 400 sq. ft. with one large open office measuring approx. 15'7" x 24'6" and bright windows
    • ADA modified unit with accessible approach ramp and a shared bathroom
    • Rear‑side unit with plenty of on‑site parking and signage opportunity on East Main St
    • Available immediately at $500/month; landlord pays real estate taxes, plowing, and water & sewer (capped rate)

    Overview

    This ADA-modified ground-floor office/retail suite is offered for lease and includes one large open office space (approximately 15'7" x 24'6") with bright windows, plus a shared bathroom. The unit is located on the rear side of the building within a small professional commercial plaza, providing a straightforward interior setup for office or light retail uses.

    The suite is situated in Newport City on heavily traveled East Main St. The building offers plenty of parking for visitors and customers, and there is signage opportunity on East Main Street. The space is available immediately, making it workable for tenants looking to start up quickly.

    Operating costs are split between landlord and tenant. The landlord will pay real estate taxes, plowing, and water & sewer on a capped-rate basis. The tenant is responsible for heat, electric, trash, and telecommunications, along with any other utilities not covered by the landlord. The zoning is listed as C, supporting commercial activity for qualified users. This configuration is well suited for a tenant seeking a single open area with shared restroom access in a compact, professional plaza setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    Newport City
    County
    Orleans
    State
    Vermont
    Longitude
    -72.20015399
    Latitude
    44.943179

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    FAQs

    What type of property is this?
    Office units - ADA-modified ground-floor suite with an open office layout, shared bathroom, and parking in a small plaza.
    Where is this office units located?
    The property is located at 189 E Main Street Newport City, VT.
    What are key features of this property?
    This property features: Ground‑floor office/retail space for lease in a small professional commercial plaza; Approximately 400 sq. ft. with one large open office measuring approx. 15'7" x 24'6" and bright windows; ADA modified unit with accessible approach ramp and a shared bathroom
    (802) 334-3400
    We can help!
    Listing Contact
    Ryan Pronto
    Ryan Pronto
    Real Estate License ID: 0810063392
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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.

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