Help This 9/5 c.1890 Vermont Second Empire Strike Back $148K

$148,000

Vermont second empire for sale! A classic wraparound front porch anchors the building’s timeless curb appeal and architectural character. Originally laid out as a fourplex, the property comes with full approvals—and construction already underway—for a value-add conversion into a six-unit multifamily asset.

Realtor Comments

This stately Victorian offers a compelling opportunity for investors or developers looking to complete and capitalize on a thoughtfully reconfigured multi-family project. Rich with original craftsmanship, the home still showcases the hallmarks of its era: tall ceilings, detailed woodwork, built-ins, and an overall sense of scale and presence that newer construction rarely replicates. The proposed layout includes a three-bedroom unit, a two-bedroom unit, and four one-bedroom units, creating a balanced mix well suited to the local rental market. Once completed, the projected gross monthly income is estimated between $7,500 and $8,000, making this an attractive option for those seeking long-term passive income. Significant structural improvements have already been completed, and the interior has been taken back to the studs, providing a clean slate for the next phase of work. Updated mechanicals are underway, including a high-efficiency propane heating and hot water system designed to serve the building efficiently. Electrical infrastructure is in place to support individual metering for each unit, along with a common meter. Situated on a corner lot, the property benefits from more parking than typically expected for a building of this vintage. With the heavy lifting already done, what remains is finishing the mechanicals, closing the building back up, and bringing the units online. For the right buyer, this is a rare chance to complete a classic Victorian conversion and turn it into a strong-performing income property.

9bd
5ba
4,592sqft
Circa 1890

More Vermont Properties

277 Summer St, St Johnsbury, VT 05819

If interested in a property, pleases contact the realtor whose link is provided in the post below, or contact an agent of your own choosing. Independent verification of details and status is recommended.

-Contact Realtor:Adam Cross, Flex Realty, [email protected]

-Google Maps

–Niche

The Pros

Affordable by New England Standards: While Vermont as a whole is expensive, St. Johnsbury is one of the most affordable places in the state. Median home prices sit roughly 36% below the Vermont average, making it far easier to buy a historic Victorian or farmhouse without a massive budget.
Prestigious High School Access: Because St. Johnsbury does not operate a traditional public high school, the town pays tuition for local students to attend St. Johnsbury Academy—a well-regarded independent boarding and day school. It gives local students access to top-tier academics, arts, and athletics.
Victorian Architecture & Arts Scene: As a former 19th-century manufacturing hub (home to Fairbanks Scales), the town boasts striking Victorian architecture and cultural gems unusual for a town of ~7,500 people. Highlights include the historic St. Johnsbury Athenaeum (an art gallery and library), the Fairbanks Museum & Planetarium, and the Catamount Arts center.
Four-Season Outdoor Recreation: Located at the confluence of the Passumpsic and Moose rivers, you are minutes from hiking, skiing (Burke Mountain is about 25 minutes north), mountain biking (Kingdom Trails), and scenic fall foliage drives.
Zero Traffic & Short Commutes: The average commute is around 15 to 20 minutes, and the downtown area is compact and walkable with local cafes, grocery stores, and a hospital nearby.

The Cons

Substance Abuse & Property Crime: Like many rural New England towns hit hard by the decline of manufacturing, St. Johnsbury struggles with visible opioid and substance abuse issues. While violent crime remains relatively low, overall crime rates—especially property crime and theft—are noticeably higher than the Vermont state average.
Limited Local Job Market: High-paying local career opportunities outside of healthcare, education, and local trades are limited, and median household incomes trail well behind national averages. It works best for remote workers, retirees, or those employed by the Academy or Northeastern Vermont Regional Hospital.
Long, Harsh Winters: Sitting in northern Vermont, St. Johnsbury experiences long, cold winters with heavy snowfall (averaging nearly 90 inches annually) and a famously muddy spring (“mud season”).
Mixed K–8 School Ratings: While high schoolers benefit from St. Johnsbury Academy, the local public elementary and middle school options receive much lower ratings and mixed reviews from residents.
Geographic Isolation & Limited Retail: You are roughly an hour from Burlington or Montpelier and over two hours from larger metro areas like Boston or Montreal. Local shopping is largely limited to basic essentials,meaning specialty shopping, diverse dining, and major airports require a significant drive.