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    94 & 112 West River Road Johnson, VT 05656

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    Claim this Listing
    For Sale
    Under Contract
    $212,000

    Multi-Family - Johnson, VT

    Property size:
    1,928 SF
    Lot size:
    0.32 Acres
    Price / SF:
    $109/SF
    Added:
    Oct 30, 2025
    Days on Market:
    191
    Last Refresh:
    May 8 at 3:06 am

    Property Features for 94 & 112 West River Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Village, Residential
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Parking features
    Paved or Surfaced
    EntryLevel
    Unit 1: 112,Unit 2: 94
    Basement Y/N
    1
    Appliances
    Range, Refrigerator
    Standard status
    Active Under Contract
    Size
    1,928 SF
    Lot size
    0.32 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    6485.8

    Building Details

    Year built
    1950
    Floors in Building
    1.5
    Number of units
    2
    Flooring type
    Laminate, Vinyl
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Carri Ferrari

    Listing agent Carri Ferrari

    Listing office EXP Realty 50 Lakeside Ave., Swanton, VT

    Listing date Oct 30, 2025

    MLS# 5073664 Listing URL

    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.

    HighLights

    • Two separate dwellings on one property: Live in one and rent the other for income.
    • Immediate income potential: One unit is currently rented at $1,150/month (tenant pays utilities).
    • Lamoille River frontage on a quiet dead‑end road.
    • Main home has substantial post‑2023 improvements.
    • Seller to contribute up to $7,000 toward buyer’s closing costs.
    • Second dwelling has a private entrance and deck overlooking the river.

    Overview

    Multi-Family Property with River Frontage

    This Johnson Village property features two separate dwellings on a single parcel, situated on a quiet dead-end road with Lamoille River frontage and convenient access to village amenities. One unit is currently rented at $1,150 per month, with the tenant covering utilities, providing immediate income. The second unit is vacant and fully functional for occupancy, offering a comfortable space to move into right away while leaving room for updates over time. The main home has seen substantial post-2023 improvements and includes two bedrooms, one bath, a bonus room, laundry area, and open living space, along with a full basement for storage. The second dwelling features a two-bedroom, one-bath apartment on the upper level with a private entrance and deck overlooking the river, plus a large unfinished lower level suitable for storage, workshop, or other uses. The property is zoned for Village and Residential use. The lot size is 0.32 acres, and the property size is 1928 square feet. This property presents a practical opportunity for an owner-occupant seeking flexibility—live in one unit, generate income from the other, and make improvements at your own pace.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Johnson
    County
    Lamoille
    State
    Vermont
    Longitude
    -72.6859984
    Latitude
    44.633676

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    FAQs

    What type of property is this?
    Duplex - Two dwellings on one parcel with Lamoille River frontage.
    Where is this duplex located?
    The property is located at 94 & 112 West River Road Johnson, VT.
    What is the asking price?
    The asking price for this property is $212,000.
    What are key features of this property?
    This property features: Two separate dwellings on one property: Live in one and rent the other for income.; Immediate income potential: One unit is currently rented at $1,150/month (tenant pays utilities).; Lamoille River frontage on a quiet dead‑end road.
    (802) 310-4268
    We can help!
    Listing Contact
    Carri Ferrari
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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