Historic Farmhouse Inn with Expansion
78 Cream Hill Road, Mendon, VT 05751
16-suite inn with restaurant, pub, and expansion possibilities.
Type:Multi Family
Property size:
10,398 SFLot size:
7.60 AcresPrice / SF:
$132/SF- Added:
- Sep 22, 2025
- Days on Market:
- 253
- Last Refresh:
- Mar 17 at 8:07 am
Property Features for 78 Cream Hill Road
General Information
- Standard status
- Active
- Size
- 10,398 SF
- Lot size
- 7.60 Acres
- Property subtype
- Multi Family
Building Details
- Year Built
- 1840
Listing agent Kathryn Zambon (802) 417-2311
Listing office Real Broker LLC (802) 417-2311
Listing date Sep 22, 2025
Source Compass
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 Real Broker LLC
HighLights
- Established Inn with 16 Guest Suites and High Income Potential: Averaging $200/night with potential annual income over $800,000 (at 70% occupancy).
- On‑Site Innkeeper's Apartment: Includes a spacious 3‑bed, 2‑bath living space.
- Expansion Potential: Includes an additional 2.5‑acre wooded lot and is permitted for 10 ERUs on the Alpine Pipeline, allowing for almost doubling the capacity.
- Multiple Amenities: Features a 50‑seat restaurant, pub, in‑ground pool, hot tub, steam sauna, game room, library, and more.
- Prime Location for Events: Well‑known for weddings and retreats, with potential to re‑establish a restaurant servicing the Killington/Pico/Rutland area.
- Historic Charm: A traditionally beautiful 1840s farmhouse with unique guest suites.
Overview
This historic property, originally an 1840s farmhouse, was converted into an inn in 1940. The property features 16 uniquely decorated guest suites, a 50-seat restaurant with a commercial kitchen, and an adjoining pub. Outdoor amenities include a patio for additional seating, an in-ground seasonal pool, an outdoor grill and fire pit, and a porch with a hot tub located off of the fitness center. Shared common spaces include a cozy lobby with an attached split-level sun porch, an indoor steam sauna, a 24/7 beverage center, a game room, and a library. The inn also includes a spacious 3-bed, 2-bath inn-keeper's apartment for on-site living. The property sits on 5.1 acres with a level lot and ample parking. An additional 2.5-acre wooded/undeveloped lot behind the inn conveys with the sale, offering expansion potential. The inn is permitted for 10 ERUs on the Alpine Pipeline, potentially allowing for almost doubling the capacity. The 16 suites are currently averaging $200 per night, with a potential estimated annual income of just over $800,000 at 70% occupancy. Operating expenses are around $200,000 thus far in 2025 with only lodging and continental breakfast being offered. The property is a well-known location for weddings and retreats and could become a well-established restaurant servicing the Killington/Pico/Rutland area once again. The property size is 10398 square feet.
Local Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $156.0k | $15.00 |
| − Vacancy | −$15.6k | −$1.50 |
| EGI | $140.4k | $13.50 |
| − OpEx | −$35.1k | −$3.38 |
| NOI | $105.3k | $10.13 |
10,398 SF · lease $15.00/SF/yr · vacancy 10.00% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$1.50M
$1.32M – $1.75M
NOI $105,280 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$1.30M
$1.13M – $1.51M
NOI $90,793 @ 7.0% cap · market cap 6.61%
Theoretical Best
Healthcare Medical
$1.81M
$1.58M – $2.11M
NOI $126,729 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Bed & breakfasts
Similar Places Nearby
- Gateway — Mendon, VT 05701
Location Insight
- Map
- Local Demand
- City
- Mendon
- County
- Rutland
- State
- Vermont
- Longitude
- -72.8891391
- Latitude
- 43.6555197
FAQs
What type of property is this?
Bed & breakfast - 16-suite inn with restaurant, pub, and expansion possibilities.
Where is this bed & breakfast located?
The property is located at 78 Cream Hill Road Mendon, VT.
What is the asking price?
The asking price for this property is $1,374,000.
What are key features of this property?
This property features: Established Inn with 16 Guest Suites and High Income Potential: Averaging $200/night with potential annual income over $800,000 (at 70% occupancy).; On‑Site Innkeeper's Apartment: Includes a spacious 3‑bed, 2‑bath living space.; Expansion Potential: Includes an additional 2.5‑acre wooded lot and is permitted for 10 ERUs on the Alpine Pipeline, allowing for almost doubling the capacity.
