Turn-Key Restaurant Near Smugglers’
For Sale
$1,295,000
4807 VT Route 15, Cambridge, VT 05464
Fully operational restaurant for sale near Smugglers’ Notch Resort.
Property Size2,793 SF
Lot Size0.53 Acres
Days on Market172
Property Features for 4807 VT Route 15
General Information
Standard status
Active
Size
2,793 SF
Lot size
0.53 Acres
Property subtype
Commercial
Building Details
Building Size
2,793 SF
Year Built
1978
Listing Agency:
KW Vermont
(802) 585-1150
Listed By:
Steven Foster · License #VT 081.0134141
Source:
Elliman
Added: Mar 11
Changed: Aug 27
Last Checked: Aug 28 at 3:11PM
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 KW Vermont
Investment Insights
Based on property information with market context.
This is an opportunity to own a turn-key restaurant in a Vermont town, located minutes from Smugglers’ Notch Resort. The restaurant benefits from foot traffic and a customer base of locals and visitors. The space has been recently renovated, including a reconfigured entryway and bar area designed to optimize flow during service hours. The sale includes all furniture, fixtures, and equipment, as well as the intellectual property and assets of the current restaurant, The Family Table. This is a chance to step into a fully operational restaurant in a prime location.
Key Highlights
- Turn‑key restaurant opportunity in a prime Vermont location, minutes from Smugglers’ Notch Resort.
- Includes all furniture, fixtures, equipment, and intellectual property of the existing restaurant, The Family Table.
- Recently renovated with modern updates, including a reconfigured entryway and bar area.
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
$45,449
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
3.51%
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%
$908,980
$909.0K
Cap Rate 7%
$649,271
$649.3K
Cap Rate 9%
$504,989
$505.0K
Market Conditions
NOI Build-Up for 2,793 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
$61.3K $21.96/SF
− Vacancy
−$736 −$0.26/SF
EGI
$60.6K $21.70/SF
− OpEx
−$15.1K −$5.42/SF
NOI
$45.4K $16.27/SF
Area
Chittenden County, VT
Vacancy
1.20%
Lease Rate
$21.96 /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%
$908,980
Cap Rate 7%
$649,271
Cap Rate 9%
$504,989
Alternative Uses
Best Use
Specialty Retail
$649.3K
$568.1K – $757.5K
NOI $45,449 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$766.1K
$670.3K – $893.8K
NOI $53,626 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
141
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 05464, VT
2,975
Population
1,521
Households
2
Avg Household Size
40
Median Age
49%
College-Educated
97%
High-School Grad
56.4 sq mi
ZIP Area
53
Density / Sq Mi
$86,464
Median Household Income
$41,993
Median Earnings
$1,091
Median Rent
$326,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Fully operational restaurant for sale near Smugglers’ Notch Resort.
Where is this conventional restaurant located?
The property is located at 4807 VT Route 15 Cambridge, VT.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Turn‑key restaurant opportunity in a prime Vermont location, minutes from Smugglers’ Notch Resort.; Includes all furniture, fixtures, equipment, and intellectual property of the existing restaurant, The Family Table.; Recently renovated with modern updates, including a reconfigured entryway and bar area.
