Active real-estate-only needs-renovation
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435 Western Ave

Price
$575,000.00
Listing Tags
—
Beds
28
Size
3154 sqft
Type
Two-Family
435 Western Ave

Overview

435 Western Avenue in Brattleboro, Vermont is a large two-family property well suited to operate as a men's recovery residence, with capacity for up to 28 beds across two floors and four full bathrooms. The home is mid-renovation and will need additional work to reach move-in condition, offering a buyer the opportunity to complete the project and bring a high-capacity recovery residence online in a supportive Vermont community.

Lease and Income Structure

435 Western Avenue, Brattleboro, VT 05301 is a large two-family property well suited to operate as a men's recovery residence. It spans two floors and includes four full bathrooms, supporting a service capacity of up to 28 recovery housing beds. Its size and layout make it a strong fit for a structured, high-capacity residential program.

The property is currently undergoing renovation and is not yet complete. It will require additional work to reach move-in and operational readiness, and the remaining scope and finish level can be shaped by the buyer's plans for the home. This is best understood as a value-oriented acquisition of a high-capacity building rather than a finished, turn-key asset.

Brattleboro is a well-known community in southeastern Vermont with access to healthcare, employment, and recovery-support resources, making it a strong location for a recovery residence. The property may suit an experienced recovery housing operator or investor seeking a large-capacity men's home in a supportive Vermont community who is prepared to complete the remaining work.

Property Financials
Bed Data
Private Beds 4
Shared Beds 24
Total Beds 28
Vacancy Rate (estimated) 20%
House Mentors 1
Revenue-Producing Beds 21.00
Weekly Rent $180.00
Intake Fee $200.00
Revenue (Annual)
Total Potential Rent Income $262,080.00
Less: Vacancy & Loss $52,416.00
Less: Mentor Rent Credit $9,360.00
Plus: Intake Fee Revenue $8,800.00
Plus: Laundry Service Revenue $4,576.00
Total Revenue $213,680.00
Expenses (Annual)
Operating Expenses $24,069.00
Property Taxes $9,973.00
Property Insurance $3,100.00
Operator Compensation $24,000.00
Total Expenses $61,142.00
Net Income
Net Operating Income $152,538.00
Valuation
Capitalization Rate 10%
Value on Cap Rate $1,525,380.00

Work Needed

This property is mid-renovation and will need additional work to reach move-in and operational readiness. The remaining scope includes completing interior finishes and the life-safety items required for occupancy, with the final budget and finish level dependent on the buyer's vision for the home. A buyer should plan diligence around confirming the remaining construction budget, reviewing any open permits, and verifying code, life-safety, and certification requirements needed to bring the property fully online.