Renovated Duplex with Covered
For Sale
$475,000
235 Main Street, Poultney, VT 05764
Multi-Family, Poultney, VT
Property Size3,500 SF
Lot Size0.36 Acres
Price / SF$135.71
Days on Market138
Property Features for 235 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
VC
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 1, Bathroom 3, Bedroom 4, Basement, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2, Bedroom 5
Parking features
Off Street, Garage
Patio and Porch features
Porch
Exterior features
Partial Fence, Outbuilding, Covered Porch
Fencing
Partial
Appliances
Domestic Water Heater
Lot features
Level, Sidewalks, Near Paths, Near Shopping, Near School(s)
Elementary school
Poultney Elementary School
Middle school
Poultney High School
High school
Poultney High School
Elementary school district
Greater Rutland County Supervisory Union
Middle school district
Greater Rutland County Supervisory Union
High school district
Greater Rutland County Supervisory Union
Directions
Route 30 Main street in Poultney. Located across from Maple street
Subdivision
Poultney
Standard status
Active
Size
3,500 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Year
25
Tax Annual Amount
5525
Utilities
Sewer type
Public Sewer
Heating system
Oil, Other (Heating)
Water source
Public
Amenities
covered front porch
multiple entrances
circular driveway
security systems
handicap accessible
ramp access
handicap 3/4 bath
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile - Ceramic, Hardwood, Softwood
Building materials
Clapboard Exterior
Roof type
Slate
Architectural style
Other
Additional Structures
Outbuilding
Listing Agency:
New England Lakeside Realty
(802) 645-9001
Listed By:
Lisa Forster
(802) 468-3200
Added: Apr 19
Changed: Sep 2
Last Checked: Sep 3 at 10:06PM
MLS# 5084368
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 3,500-square-foot duplex occupies a 0.36-acre parcel and dates to 1880. The property includes five bedrooms, four bathrooms, a basement, a covered porch, multiple entrances, and an outbuilding. The second-floor apartment has undergone recent renovation, while the first floor includes ramp access and a handicapped 3/4 bathroom. A sprinkler system and security system are also installed.
Parking is provided through a garage, off-street spaces, and a circular driveway. The property has public water and public sewer, a slate roof, partial fencing, and clapboard exterior construction. VC zoning applies to the parcel.
Parking is provided through a garage, off-street spaces, and a circular driveway. The property has public water and public sewer, a slate roof, partial fencing, and clapboard exterior construction. VC zoning applies to the parcel.
Key Highlights
- 3,500‑square‑foot duplex on a 0.36‑acre parcel
- Five bedrooms and four bathrooms with basement space
- Second‑floor apartment recently renovated
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
NOI $33,168 @ 7.0% cap · market cap 6.98%
Second Best
Apartment 5plus
$436.6K
$382.0K – $509.4K
NOI $30,561 @ 7.0% cap · market cap 6.43%
Theoretical Best
Healthcare Medical
$609.4K
$533.2K – $711.0K
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
Lease Details
2
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
217
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex with public utilities, parking, and an accessible first-floor entry.
Where is this duplex located?
The property is located at 235 Main Street 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 on a 0.36‑acre parcel; Five bedrooms and four bathrooms with basement space; Second‑floor apartment recently renovated
