Leased Duplex with Attic
For Sale
$635,000
78-80 Loomis Street, Burlington, VT 05401
Multi-Family, Burlington, VT
Property Size2,002 SF
Lot Size0.06 Acres
Price / SF$317.18
Days on Market48
Property Features for 78-80 Loomis Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R2
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 3, Bedroom 4, Bathroom 3, Basement, Bedroom 5
Parking features
Driveway, Off Street
Patio and Porch features
Deck, Porch
Exterior features
Deck, Porch
Appliances
Water Heater
Lot features
City Lot, Level, Sidewalks, In Town, Near Hospital, Near School(s)
High school
Burlington High School
Elementary school district
Burlington School District
Middle school district
Burlington School District
High school district
Burlington School District
Directions
From UVM head west on Main Street, take a right on North Willard, Left on Loomis Street. Building at the corner of Loomis and Booth Street
Standard status
Active
Size
2,002 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10265
Utilities
Utilities
Cable Available
Heating system
Baseboard, Natural Gas, Hot Water(Heating)
Water source
Public
Amenities
basement storage
shared laundry
Building Details
Year built
1910
Floors in Building
3
Number of units
2
Flooring type
Laminate, Hardwood, Carpet
Building materials
Wood Frame, Vinyl Siding
Roof type
Slate
Architectural style
Other
Listing Agency:
Geri Reilly Real Estate
(802) 862-6677
Listed By:
Geri Reilly
(802) 307-9611
Added: Jul 23
Changed: Sep 2
Last Checked: Sep 8 at 11:06AM
MLS# 5101389
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 2,002-square-foot duplex contains one two-bedroom unit and one three-bedroom unit, each with a full bathroom. The three-bedroom apartment includes a finished third-floor attic and an additional half bath. The property also provides a basement with separate storage areas, shared laundry, two off-street driveway parking spaces, and porch and deck features. Built in 1910, the structure has wood-frame construction, vinyl siding, a slate roof, and natural-gas baseboard hot-water heat.
The first-floor lease runs through June 1, 2027, while the second-floor lease continues through December 2026. The 0.06-acre property is located between UVM and Church Street in Burlington and is zoned R2. Public water and cable availability are listed for the property.
The first-floor lease runs through June 1, 2027, while the second-floor lease continues through December 2026. The 0.06-acre property is located between UVM and Church Street in Burlington and is zoned R2. Public water and cable availability are listed for the property.
Key Highlights
- Duplex with one two‑bedroom unit and one three‑bedroom unit
- Finished third‑floor attic and half bath in the three‑bedroom unit
- First‑floor lease runs through June 1, 2027; second‑floor lease through December 2026
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
$22,111
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
3.48%
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%
$442,220
$442.2K
Cap Rate 7%
$315,871
$315.9K
Cap Rate 9%
$245,678
$245.7K
Market Conditions
NOI Build-Up for 2,002 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
$32.0K $15.96/SF
− Vacancy
−$364 −$0.18/SF
EGI
$31.6K $15.78/SF
− OpEx
−$9.5K −$4.73/SF
NOI
$22.1K $11.04/SF
Area
Chittenden County, VT
Vacancy
1.14%
Lease Rate
$15.96 /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%
$442,220
Cap Rate 7%
$315,871
Cap Rate 9%
$245,678
Alternative Uses
Best Use
Multifamily LT 5
$315.9K
$276.4K – $368.5K
NOI $22,111 @ 7.0% cap · market cap 3.48%
Second Best
Apartment 5plus
$279.7K
$244.8K – $326.4K
NOI $19,582 @ 7.0% cap · market cap 3.08%
Theoretical Best
Office A
$549.1K
$480.5K – $640.6K
NOI $38,438 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
3,378
Businesses Nearby
Explore this area
Business Placement
Demographics for 05401, VT
32,059
Population
13,898
Households
2.3
Avg Household Size
28
Median Age
63%
College-Educated
95%
High-School Grad
6.1 sq mi
ZIP Area
5,256
Density / Sq Mi
$60,532
Median Household Income
$23,422
Median Earnings
$1,614
Median Rent
$463,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer full baths, shared laundry, basement storage, and driveway parking.
Where is this duplex located?
The property is located at 78-80 Loomis Street Burlington, VT.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Duplex with one two‑bedroom unit and one three‑bedroom unit; Finished third‑floor attic and half bath in the three‑bedroom unit; First‑floor lease runs through June 1, 2027; second‑floor lease through December 2026
