Building Details

Year Built 1880

Buildings 1

Listing Agency: New England Lakeside Realty v***@comcast.net Show Phone

Listed By: Lisa L Forster

Source: Langelange

Added: Aug 5 Changed: Aug 28 Last Checked: Aug 25 at 4:59AM

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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 New England Lakeside Realty

Investment Insights

Based on property information with market context.

This 3,500-square-foot duplex was built in 1880 and includes an office-oriented first floor with a living area above. The second-floor apartment has been recently renovated, while the lower level provides handicapped accessibility, ramp access, and a handicapped 3/4 bath. Multiple entrances support the building’s two-level layout.

Property features include a covered front porch, sprinkler system, security system, and circular driveway with ample parking. The property is located at 235 Main St in Poultney, between Lake Bomoseen and Lake St. Catherine. It was formerly operated as a bed and breakfast, providing an additional historical use associated with the building.

Key Highlights

• 3,500‑square‑foot duplex built in 1880
• Recently renovated second‑floor apartment
• Handicapped‑accessible first floor with ramp and 3/4 bath

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

$33,168

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

6.98%

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%

$663,360 $663.4K

Cap Rate 7%

$473,829 $473.8K

Cap Rate 9%

$368,533 $368.5K

Market Conditions

NOI Build-Up for 3,500 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

$48.3K $13.80/SF

− Vacancy

−$918 −$0.26/SF

EGI

$47.4K $13.54/SF

− OpEx

−$14.2K −$4.06/SF

NOI

$33.2K $9.48/SF

Area

Rutland County, VT

Vacancy

1.90%

Lease Rate

$13.80 /SF/Yr

Expense Ratio

30.00%

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%

$663,360

Cap Rate 7%

$473,829

Cap Rate 9%

$368,533

Alternative Uses

Best Use

Multifamily LT 5

$473.8K

$414.6K – $552.8K (±1% cap)

NOI $33,168 @ 7.0% cap · market cap 6.98%

Second Best

Apartment 5plus

$436.6K

$382.0K – $509.4K (±1% cap)

NOI $30,561 @ 7.0% cap · market cap 6.43%

Theoretical Best

Healthcare Medical

$609.4K

$533.2K – $711.0K (±1% cap)

NOI $42,657 @ 7.0% cap · market cap 8.98%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Electrical Service Real Estate Agency Plumbing Service Big Box & Wholesale Store Furniture & Home Goods Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Sprinkler system

Location Intelligence

Trade Area within ½ mile

207

Businesses Nearby

Explore this area Business Placement

Demographics for 05764, VT

3,045

Population

1,472

Households

2.1

Avg Household Size

47

Median Age

33%

College-Educated

95%

High-School Grad

44.5 sq mi

ZIP Area

68

Density / Sq Mi

$62,348

Median Household Income

$35,583

Median Earnings

$859

Median Rent

$208,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Duplex - The property combines a renovated second-floor apartment with a handicapped-accessible first floor.

Where is this duplex located?

The property is located at 235 Main St Poultney, VT.

What is the asking price?

The asking price for this property is $475,000.

What are key features of this property?

This property features: 3,500‑square‑foot duplex built in 1880; Recently renovated second‑floor apartment; Handicapped‑accessible first floor with ramp and 3/4 bath