Hotel and Bar
For Sale
$1,900,000
709 Us Route 4, Killington, VT 05751
Hospitality asset with an established bar component and year-round tourism presence.
Property Size13,438 SF
Price / SF$141.39
Days on Market228
Property Features for 709 Us Route 4
General Information
Standard status
Active
Size
13,438 SF
Property subtype
Commercial
Zoning
Ski Village
Building Details
Year Built
1970
Listing Agency:
Howe Realty Group
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jan 14
Changed: Aug 29
Last Checked: Aug 11 at 4:29AM
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 Howe Realty Group
Investment Insights
Based on property information with market context.
This hospitality property includes a hotel and bar and was constructed in 1970. The asset is positioned in Killington, Vermont, a resort community serving skiers, hikers, and vacationers throughout the year, along with local patrons.
The property is located at 709 US Route 4. Walk Score is 0, indicating a car-dependent setting, while Bike Score is 18, classified as somewhat bikeable.
The property is located at 709 US Route 4. Walk Score is 0, indicating a car-dependent setting, while Bike Score is 18, classified as somewhat bikeable.
Key Highlights
- Hotel and bar property in Killington, Vermont
- Built in 1970
- Located at 709 US Route 4, Killington, VT 05751
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
$136,060
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
7.16%
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%
$2,721,200
$2.7M
Cap Rate 7%
$1,943,714
$1.9M
Cap Rate 9%
$1,511,778
$1.5M
Market Conditions
NOI Build-Up for 13,438 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
$201.6K $15.00/SF
− Vacancy
−$20.2K −$1.50/SF
EGI
$181.4K $13.50/SF
− OpEx
−$45.4K −$3.38/SF
NOI
$136.1K $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 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%
$2,721,200
Cap Rate 7%
$1,943,714
Cap Rate 9%
$1,511,778
Alternative Uses
Best Use
Specialty Retail
$1.94M
$1.70M – $2.27M
NOI $136,060 @ 7.0% cap · market cap 7.16%
Second Best
Hotel Hospitality
$1.44M
$1.26M – $1.69M
NOI $101,108 @ 7.0% cap · market cap 5.32%
Theoretical Best
Healthcare Medical
$2.34M
$2.05M – $2.73M
NOI $163,780 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 05751, VT
1,415
Population
2,759
Households
0.5
Avg Household Size
46
Median Age
48%
College-Educated
100%
High-School Grad
46.7 sq mi
ZIP Area
30
Density / Sq Mi
$71,538
Median Household Income
$45,781
Median Earnings
$1,125
Median Rent
$477,500
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?
Hotel - Hospitality asset with an established bar component and year-round tourism presence.
Where is this hotel located?
The property is located at 709 Us Route 4 Killington, VT.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Hotel and bar property in Killington, Vermont; Built in 1970; Located at 709 US Route 4, Killington, VT 05751
