Entity Owned 
For Sale
1 / 44
$4,000,000
28 Spring Tree Rd, Brattleboro, VT 05301
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Property summary
AI-generated overview
The Marina at the Retreat Meadows is a Brattleboro, Vermont waterfront property campus comprising approximately 2.79 acres with about 400 feet of waterfront at the confluence of the Connecticut River and the West River. The portfolio includes a 320-seat restaurant that has operated for over 30 years under a net lease structure, a small boat marina with 40 slips, and a renovated former milk plant with adjacent renovated farmhouse buildings configured for office use for the State of Vermont. The campus also includes four recently renovated apartment units, and onsite parking is provided. The properties are positioned for visibility from a nearby roadway with reported traffic exceeding 13,000 vehicles per day and are located at the terminus of the 36-mile West River Rail Trail, with proximity to recreational and fitness opportunities near downtown Brattleboro.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2011
Total area
5,314 SF
Lot
0.7 ac (30,492 SF)
Zoning code
WW / W
APN
(025) 00070555.000
UPID
US89-0202542
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$350k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$510k
Owner & transaction history
Zoning & alternative use
WW / W · Brattleboro, VT
Top alternative use upside
Commercial (general)
$560,000
+9.8%
Auto repair, garage
$540,000
+5.9%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$510k
Value range
$459k – $561k
±10% around blend
Estimated value / SF
$96 / SF
Confidence
Property data
100
Comparable evidence
60
$459k
blend $510k
$561k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,314 SF
Lot area
0.7 ac
Year built
2011
Stories
2
APN
(025) 00070555.000
Zoning
WW / W
Assessed value
$867,330
Annual tax
$25,491
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$669k
Range $307k – $669k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$510k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+10%
vs current-use indication
Auto Repair, Garage
Restaurant · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$867k
Move the market yield to see immediate price impact.
Value / SF
$163
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$55k
$1.09M
$781k
$607k
$61k
$1.21M
$867k
$675k
$67k
$1.34M
$954k
$742k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$25,491
Tax year 2021
Assessed value
$867,330
Assessed 2022
Previous assessed
$867,330
+0.0% YoY
Effective rate
2.94%
On assessed value
Assessed land
$132,650
Assessed improvement
$734,680
Applied tax rate
25.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
2011
Heating
NONE
Buildings
1
Stories
2
Total area
5,314 SF
Lot
0.7 ac (30,492 SF)
Zoning code
WW / W
APN
(025) 00070555.000
UPID
US89-0202542
Jurisdiction
BRATTLEBORO
Zoning & alternative use
WW / W · Brattleboro, VTZoning WW / W · permitted uses
WW / W · Brattleboro, VT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2011
Heating
NONE
Stories
2
Buildings
1
Lot
0.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
WW / W
Jurisdiction
Brattleboro, VT
Recorded code
WW / W
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for WW / W in Brattleboro, VT.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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