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    1330 Grove St Brandon, VT 05733

    View on Map
    Sponsored
    For Sale
    $449,000

    Multi-Family - Brandon, VT

    Property size:
    3,323 SF
    Lot size:
    2.04 Acres
    Days on Market:
    41
    Last Refresh:
    Mar 10 at 11:06 am

    Property Features for 1330 Grove St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Rural
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    5
    Parking
    2
    Parking features
    Garage, Paved or Surfaced
    EntryLevel
    Unit 1: 1st Floor,Unit 2: 2nd Floor,Unit 3: 1&2
    Appliances
    Range, Refrigerator
    Size
    3,323 SF
    Lot size
    2.04 Acres

    Utilities

    Heating system
    Electric (Heating), Oil, Propane (Heating)
    Cooling system
    Zoned

    Building Details

    Year built
    1880
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Carpet, Tile, Vinyl, Wood
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Amey Ryan

    IPJ Real Estate (802) 388-4242

    Listing agent Amey Ryan (802) 388-4242

    Listing date Jan 28, 2026

    MLS# 5074635 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.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Investment Property in Brandon, VT

    This mixed-use investment property is located along the Route 7 corridor, situated between Middlebury and Rutland, and near downtown Brandon. The main building includes a street-level commercial space, currently operating as a yoga/pilates studio with specialized heating. The commercial space offers visibility and on-site parking. Residential components include a two-bedroom apartment with 7 total rooms in the main building, and a detached garage with a one-bedroom studio apartment above. The property provides multiple income streams and flexible use options. The property is set in a peaceful location with sunset views and a cemetery across the street, while remaining close to Brandon’s shops, dining, and community amenities. The property is suitable for investors seeking a combination of commercial and residential income in a central Vermont location or an owner-occupied property supplemented with rental income. The property is also suitable as a recreational get-away with access to Killington/Pico, Okemo, Stowe, Rikert Touring Center, biking roads, and peaks to climb. The property includes a main apartment with 2 bedrooms (one on the main floor), an office with a closet, a 3/4 bath, a full bath, a kitchen, a living room, a dining room, and a family room. The studio includes a studio space, a body work room, an entry, changing rooms, and a shower stall separate from the 1/2 bath. The garage studio apartment above the 2-bay heated garage includes a kitchen, a living area, a bedroom area, and a 3/4 bath. The property has a lot size of 2.04 acres and a property size of 3323 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center Pharmacy Department Store Storage Facility Bar & Pub Furniture & Home Goods

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

    Location Insight

    • Map
    • Local Demand
    City
    Brandon
    County
    Rutland
    State
    Vermont
    Longitude
    -73.1038335
    Latitude
    43.8171289

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with commercial space and residential units in central Vermont.
    Where is this mixed-use property located?
    The property is located at 1330 Grove St Brandon, VT.
    What is the asking price?
    The asking price for this property is $449,000.
    What are key features of this property?
    This property features: - Mixed-use property featuring a commercial space (yoga/pilates studio) and two residential units.; - Excellent location on Route 7, equidistant between Middlebury and Rutland, close to Brandon amenities, and recreational areas.; - Benefit from on-site parking and high visibility for the commercial space.
    (802) 388-4242
    Request Owner's contact information
    1330 Grove St Brandon, VT 05733
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    Brandon, VT 05733
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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.

    More about this property
    1330 Grove St Brandon, VT 05733
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    Listing Contact
    Amey Ryan
    (802) 388-4242 (802) 989-8156
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