Pending real-estate-only needs-renovation
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Brattleboro Sober Living

Price
$575,000.00
Listing Tags
—
Beds
28
Size
3154 sqft
Type
Two-Family
Brattleboro Sober Living

Overview

A large two-family property in Brattleboro, Vermont, laid out 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 the seller will carry $150,000 of owner financing to help a qualified buyer finish the project and bring a high-capacity recovery residence online.

Lease and Income Structure

The building spans two floors with four full bathrooms, and its size and layout support a structured, high-capacity residential program of up to 28 beds.

Renovation is underway but not complete. The remaining work is estimated at about $80,000 to reach move-in and operational readiness, and a $10,000 furnishing budget is modeled on top of that. Both are included in the financials below. This is a value-oriented acquisition of a high-capacity building rather than a finished, turn-key asset.

The seller is prepared to offer $150,000 of owner financing as a second behind a conventional first mortgage, which sharply reduces the cash a buyer needs at closing. Other creative structures are open for discussion with a qualified buyer.

Brattleboro is a well-known community in southeastern Vermont with access to healthcare, employment, and recovery-support resources. The property suits an experienced recovery housing operator or investor seeking a large men's home 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 2
Revenue-Producing Beds 20.00
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 $18,720.00
Plus: Intake Fee Revenue $8,800.00
Plus: Laundry Service Revenue $4,576.00
Total Revenue $204,320.00
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 $143,178.00
Valuation
Capitalization Rate 10%
Value on Cap Rate $1,431,780.00

Work Needed

The home is mid-renovation. The remaining work is estimated at about $80,000 and covers completing interior finishes and the life-safety items required for occupancy. The final figure depends on the buyer's finish level. A buyer should plan diligence around confirming that budget, reviewing any open permits, and verifying the code, life-safety, and certification requirements needed to bring the property fully online.