Building Details

Year built 1880

Building materials Wood Siding

Roof type Metal

Listing Agency: EXP Realty Show Phone

Listed By: Zachary Zupan · License #VT082.0134350 Show Phone

Added: Feb 24, 2025 Changed: Oct 8 Last Checked: Oct 14 at 12:06AM

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MLS# 5030231

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Investment Insights

Based on property information with market context.

Located at 25 North Street in Proctor, Vermont, this restaurant property includes an approximately 4,000-square-foot building with two apartments and a 5.66-acre parcel. The restaurant accommodates 72 guests indoors and also provides outdoor seating, with a bar, pool table, wood floors, and a commercial kitchen. Inventory and furnishings are included in the transfer.

Built in 1880, the property has wood siding, a metal roof, baseboard and oil heating, propane service, public water, and a basement. Paved off-street parking and an accessible approach with ramp are provided. The property is zoned Commercial and combines an operating restaurant with residential components on a sizable parcel.

Key Highlights

• Restaurant building of approximately 4,000 square feet with two income‑producing apartments
• 5.66‑acre parcel in Proctor, VT
• Indoor seating for 72 plus outdoor seating

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$40,500

Cap Rate

8.12%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$810,000 $810.0K

Cap Rate 7%

$578,571 $578.6K

Cap Rate 9%

$450,000 $450.0K

Market Conditions

NOI Build-Up for 4,000 SF

Gross rent

$60.0K $15.00/SF

− Vacancy

−$6.0K −$1.50/SF

EGI

$54.0K $13.50/SF

− OpEx

−$13.5K −$3.38/SF

NOI

$40.5K $10.13/SF

Area

Rutland County, VT

Vacancy

10.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$810,000

Cap Rate 7%

$578,571

Cap Rate 9%

$450,000

Alternative Uses

Best Use

Specialty Retail

$578.6K

$506.3K – $675.0K (±1% cap)

NOI $40,500 @ 7.0% cap · market cap 8.12%

Second Best

Apartment 5plus

$499.0K

$436.6K – $582.1K (±1% cap)

NOI $34,927 @ 7.0% cap · market cap 7.00%

Theoretical Best

Healthcare Medical

$696.4K

$609.4K – $812.5K (±1% cap)

NOI $48,751 @ 7.0% cap · market cap 9.77%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Franklins Restaurant

Suggested Use

Top Pick Real Estate Agency Electrical Service Plumbing Service Restaurant Big Box & Wholesale Store Kitchen & Bath Showroom

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

2

Residential units

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

65

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 05765, VT

1,722

Population

761

Households

2.3

Avg Household Size

44

Median Age

28%

College-Educated

97%

High-School Grad

7.2 sq mi

ZIP Area

239

Density / Sq Mi

$65,000

Median Household Income

$42,115

Median Earnings

$997

Median Rent

$199,300

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Operating food-and-beverage property with outdoor seating, paved parking, and included furnishings.

Where is this conventional restaurant located?

The property is located at 25 North Street Proctor, VT.

What is the asking price?

The asking price for this property is $499,000.

What are key features of this property?

This property features: Restaurant building of approximately 4,000 square feet with two income‑producing apartments; 5.66‑acre parcel in Proctor, VT; Indoor seating for 72 plus outdoor seating