Mixed-Use Building with Yoga
1330 & 1340 Grove Street, Brandon, VT 05733
MULTI_FAMILY - Colonial - Brandon, VT
Property size:
3,323 SFLot size:
2.04 AcresPrice / SF:
$120/SF- Added:
- Jan 22, 2026
- Days on Market:
- 156
- Last Refresh:
- Jun 27 at 3:06 pm
Property Features for 1330 & 1340 Grove Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Zoning
- Rural
- Bedrooms
- 3
- Bathrooms
- 5
- Rooms
- Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 4, Bathroom 2, Bathroom 1, Bathroom 5
- Parking features
- Garage, Paved or Surfaced, Open, Driveway
- Patio and Porch features
- Porch
- Exterior features
- Partial Fence, Garden Space, Porch, Covered Porch, Screened Porch, Shed
- Fencing
- Partial
- Appliances
- Owned Water Heater, Tank Water Heater, Water Heater
- Standard status
- Active
- Size
- 3,323 SF
- Lot size
- 2.04 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Annual Amount
- 6230
Utilities
- Heating system
- Propane (Heating), Electric (Heating), Oil
- Cooling system
- Zoned, Ductless
- Water source
- Well, Private
Building Details
- Year built
- 1880
- Floors in Building
- 2
- Number of units
- 3
- Flooring type
- Tile, Wood, Carpet, Vinyl
- Building materials
- Clapboard Exterior, Wood Siding
- Roof type
- Shingle
- Architectural style
- Colonial
Listing agent Amey Ryan (802) 388-4242
Listing office IPJ Real Estate 34 Main St, Middlebury, VT (802) 388-4242
Listing date Jan 22, 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.
HighLights
- 1880 colonial main building with street‑level commercial space currently operating as a yoga/pilates studio
- Main building includes a 2‑bedroom apartment plus an office and 3/4 bath and full bath (7 total rooms)
- Detached 2‑bay heated garage with a 1‑bedroom studio apartment above, including kitchen, living area, bedroom area, and 3/4 bath
- Commercial includes specialized heating for hot yoga; property has ductless and zoned cooling
- Multiple income streams with commercial plus two residential units (rents reported below fair market rent; residential tenants will be moving soon)
- On‑site parking includes paved/surfaced driveway and garage parking; includes porch(s), garden space, and partial fence
Overview
This mixed-use property includes a main building with a street-level commercial suite currently operating as a yoga/pilates studio, including specialized heating for hot yoga. The main building also contains a two-bedroom apartment with multiple rooms, including an office with a closet and both full and 3/4 bathrooms. A detached two-bay heated garage provides additional residential utility with a one-bedroom studio apartment above, including a kitchen, living areas, a bedroom area, and a 3/4 bath.
The property is located along the Route 7 corridor, positioned equidistant between Middlebury and Rutland and just minutes from downtown Brandon. It offers on-site parking and a peaceful setting with a cemetery across the street.
The configuration is well-suited for investors seeking combined commercial and residential income, or for an owner-occupant looking to offset operating costs through rental revenue. The commercial space’s specialized hot-yoga setup may appeal to a fitness operator or studio concept that can utilize similar infrastructure. With residential tenants set to move soon, future occupancy planning can be coordinated across both the residential units and the street-level studio space. (All room and bathroom counts, as well as square footage totals, cover the entire property’s three units.)
The property is located along the Route 7 corridor, positioned equidistant between Middlebury and Rutland and just minutes from downtown Brandon. It offers on-site parking and a peaceful setting with a cemetery across the street.
The configuration is well-suited for investors seeking combined commercial and residential income, or for an owner-occupant looking to offset operating costs through rental revenue. The commercial space’s specialized hot-yoga setup may appeal to a fitness operator or studio concept that can utilize similar infrastructure. With residential tenants set to move soon, future occupancy planning can be coordinated across both the residential units and the street-level studio space. (All room and bathroom counts, as well as square footage totals, cover the entire property’s three units.)
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $45.9k | $13.80 |
| − Vacancy | −$871 | −$0.26 |
| EGI | $45.0k | $13.54 |
| − OpEx | −$13.5k | −$4.06 |
| NOI | $31.5k | $9.48 |
3,323 SF · lease $13.80/SF/yr · vacancy 1.90% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$449.9K
$393.6K – $524.8K
NOI $31,490 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$414.5K
$362.7K – $483.6K
NOI $29,016 @ 7.0% cap · market cap 7.27%
Theoretical Best
Healthcare Medical
$578.6K
$506.3K – $675.0K
NOI $40,500 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Fitness centers & gyms
Location Insight
- Map
- Local Demand
- City
- Brandon
- County
- Rutland
- State
- Vermont
- Longitude
- -73.10383272
- Latitude
- 43.8174099
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Street-level commercial space plus residential units and ample parking offer flexible income or owner-occupied use.
Where is this mixed-use property located?
The property is located at 1330 & 1340 Grove Street Brandon, VT.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1880 colonial main building with street‑level commercial space currently operating as a yoga/pilates studio; Main building includes a 2‑bedroom apartment plus an office and 3/4 bath and full bath (7 total rooms); Detached 2‑bay heated garage with a 1‑bedroom studio apartment above, including kitchen, living area, bedroom area, and 3/4 bath
