Duplex with Garage and
For Sale
$295,000
855 North Street, Brandon, VT 05733
Multi-Family, Brandon, VT
Property Size2,320 SF
Lot Size2.29 Acres
Price / SF$127.16
Days on Market119
Property Features for 855 North Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1
Exterior features
Garden Space, Storage
Lot features
Level, Major Road Frontage
Elementary school
Neshobe Elementary School
Middle school
Otter Valley UHSD 8 (Rut)
High school
Otter Valley UHSD #8
Elementary school district
Rutland Northeast
Middle school district
Rutland Northeast
High school district
Rutland Northeast
Directions
From Brandon take route 53 to Robin Bird Lane. Parking in front of the building
Standard status
Active
Size
2,320 SF
Lot size
2.29 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5651
Utilities
Heating system
Oil, Wall Furnace, Propane (Heating), Hot Water(Heating)
Cooling system
Ductless, Zoned
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Wood Frame
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Beth Stanway
(802) 388-4242
Added: May 5
Changed: Aug 20
Last Checked: Aug 31 at 8:06PM
MLS# 5087352
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.
Investment Insights
Based on property information with market context.
This Residential-zoned duplex contains 2,320 square feet arranged as two separate apartments with a large garage and storage area between them. The first apartment provides one-level living with an open kitchen, living, and dining area, one bedroom, a den, a walk-in shower, laundry, and ductless zoned cooling. The second apartment includes a kitchen, living room, and two bedrooms; a new wall furnace is being installed. The building has wood-frame construction, a metal roof, vinyl flooring, and heating supported by oil, propane, hot water, and wall-furnace systems.
The property encompasses 2.29 acres in Brandon and has public water, garden space, and additional storage. Its layout supports separate residential occupancy, while any future development would remain subject to local approvals. Nearby community resources identified for the property include shops, cafes, restaurants, a grocery store, pharmacy, schools, public green spaces, the Neshobe River, hiking and biking trails, and Neshobe Golf Club.
The property encompasses 2.29 acres in Brandon and has public water, garden space, and additional storage. Its layout supports separate residential occupancy, while any future development would remain subject to local approvals. Nearby community resources identified for the property include shops, cafes, restaurants, a grocery store, pharmacy, schools, public green spaces, the Neshobe River, hiking and biking trails, and Neshobe Golf Club.
Key Highlights
- Two apartments totaling 2,320 square feet
- 2.29‑acre Residential‑zoned property in Brandon
- Large garage and storage area separates the apartments
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,985
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.45%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$439,700
$439.7K
Cap Rate 7%
$314,071
$314.1K
Cap Rate 9%
$244,278
$244.3K
Market Conditions
NOI Build-Up for 2,320 SF
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.
Gross rent
$32.0K $13.80/SF
− Vacancy
−$608 −$0.26/SF
EGI
$31.4K $13.54/SF
− OpEx
−$9.4K −$4.06/SF
NOI
$22.0K $9.48/SF
Area
Rutland County, VT
Vacancy
1.90%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$439,700
Cap Rate 7%
$314,071
Cap Rate 9%
$244,278
Alternative Uses
Best Use
Multifamily LT 5
$314.1K
$274.8K – $366.4K
NOI $21,985 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$289.4K
$253.2K – $337.6K
NOI $20,258 @ 7.0% cap · market cap 6.87%
Theoretical Best
Healthcare Medical
$403.9K
$353.5K – $471.3K
NOI $28,276 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 05733, VT
5,935
Population
3,289
Households
1.8
Avg Household Size
48
Median Age
33%
College-Educated
95%
High-School Grad
108.1 sq mi
ZIP Area
55
Density / Sq Mi
$65,673
Median Household Income
$40,993
Median Earnings
$1,020
Median Rent
$240,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-apartment property with separate living areas, substantial storage, and public water service.
Where is this duplex located?
The property is located at 855 North Street Brandon, VT.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two apartments totaling 2,320 square feet; 2.29‑acre Residential‑zoned property in Brandon; Large garage and storage area separates the apartments
