Renovated Office
For Sale
$297,000
202-71 Allen St, Rutland, VT 05701
Vacant, ADA-compliant office space with central air, propane heat, and an air-lock entry foyer.
Property Size2,112 SF
Price / SF$140.63
Days on Market136
Property Features for 202-71 Allen St
General Information
Standard status
Active
Size
2,112 SF
Additional Details
HOA Fee
$616.67
Taxes and HOA fees
Annual Taxes
$6,483
Building Details
Owner Occupied
No
Listing Agency:
Ault Commercial Realty, Inc.
Listed By:
Ray Ault
(802) 773-0600
Source:
Exprealty
Added: May 14
Changed: Sep 6
Last Checked: Sep 24 at 12:10PM
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 Ault Commercial Realty, Inc.
Investment Insights
Based on property information with market context.
This recently renovated office condominium provides 2, 112 sq. ft. of professional workspace in Allen Pond Professional Park. The unit is vacant and ready for occupancy, with an ADA-compliant layout, central air conditioning, propane hot air heat, 200-amp electric service, an alarm system, two restrooms, and an air-lock entry foyer.
The property is located at 202-71 Allen St in Rutland, near Rutland Regional Medical Center. Its office configuration and existing building systems support immediate professional occupancy without relying on unverified use assumptions.
The property is located at 202-71 Allen St in Rutland, near Rutland Regional Medical Center. Its office configuration and existing building systems support immediate professional occupancy without relying on unverified use assumptions.
Key Highlights
- 2, 112 sq. ft. recently renovated office condominium
- ADA‑compliant unit with two restrooms
- Central air and propane hot air heat
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
$16,366
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
5.51%
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%
$327,320
$327.3K
Cap Rate 7%
$233,800
$233.8K
Cap Rate 9%
$181,844
$181.8K
Market Conditions
NOI Build-Up for 2,112 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
$26.6K $12.60/SF
− Vacancy
−$4.8K −$2.27/SF
EGI
$21.8K $10.33/SF
− OpEx
−$5.5K −$2.58/SF
NOI
$16.4K $7.75/SF
Area
Rutland County, VT
Vacancy
18.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
25.00%
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%
$327,320
Cap Rate 7%
$233,800
Cap Rate 9%
$181,844
Alternative Uses
Best Use
Office B
$233.8K
$204.6K – $272.8K
NOI $16,366 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$367.7K
$321.8K – $429.0K
NOI $25,741 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
834
Businesses Nearby
Explore this area
Business Placement
Demographics for 05701, VT
20,349
Population
10,528
Households
1.9
Avg Household Size
48
Median Age
34%
College-Educated
93%
High-School Grad
67.7 sq mi
ZIP Area
301
Density / Sq Mi
$58,744
Median Household Income
$41,391
Median Earnings
$963
Median Rent
$202,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Vacant, ADA-compliant office space with central air, propane heat, and an air-lock entry foyer.
Where is this office units located?
The property is located at 202-71 Allen St Rutland, VT.
What is the asking price?
The asking price for this property is $297,000.
What are key features of this property?
This property features: 2, 112 sq. ft. recently renovated office condominium; ADA‑compliant unit with two restrooms; Central air and propane hot air heat
