Walgreens Drug
New
For Sale
Contact for pricing
1 Union Street, Brandon, VT 05733
The occupied retail property has a corporate-guaranteed NN lease and four renewal options.
Property Size8,700 SF
Lot Size1.70 Acres
Price / SF$126.44
Days on Market7
Property Features for 1 Union Street
General Information
Standard status
Active
Size
8,700 SF
Lot size
1.70 Acres
Property subtype
Retail
Net Operating Income
$91,999
Financials
Asking Price
$1,100,000
Cap Rate
8.36%
Additional Details
Corner Location
Yes
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
JTU Net Lease Group
Listed By:
Jordan Uttal · License #CA 01512755
Source:
Crexi
Added: Sep 19
Changed: Sep 24
Last Checked: Sep 24 at 2:50PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of JTU Net Lease Group
Investment Insights
Based on property information with market context.
This 8,700-square-foot drug store occupies approximately 1.70 acres at the corner of Union Street and Carver Street in Brandon. Walgreens occupies the property under a corporate-guaranteed NN lease. The current term runs through March 31, 2035, with four five-year renewal options. The site has operated as a community pharmacy since 1993.
A restrictive covenant extends 1.5 miles from the property. The lease includes a scheduled 8.7% rent increase in 2035. The nearest major competitors are approximately 14 miles away.
A restrictive covenant extends 1.5 miles from the property. The lease includes a scheduled 8.7% rent increase in 2035. The nearest major competitors are approximately 14 miles away.
Key Highlights
- 8,700 SF retail property on approximately 1.70 acres
- Walgreens occupancy backed by a corporate guaranty
- NN lease term through March 31, 2035, with four 5‑year renewal options
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
$88,088
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
8.01%
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%
$1,761,760
$1.8M
Cap Rate 7%
$1,258,400
$1.3M
Cap Rate 9%
$978,756
$978.8K
Market Conditions
NOI Build-Up for 8,700 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
$130.5K $15.00/SF
− Vacancy
−$13.1K −$1.50/SF
EGI
$117.5K $13.50/SF
− OpEx
−$29.4K −$3.38/SF
NOI
$88.1K $10.13/SF
Area
Rutland County, VT
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,761,760
Cap Rate 7%
$1,258,400
Cap Rate 9%
$978,756
Alternative Uses
Best Use
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,088 @ 7.0% cap · market cap 8.01%
Second Best
Retail
$1.01M
$884.3K – $1.18M
NOI $70,741 @ 7.0% cap · market cap 6.43%
Theoretical Best
Healthcare Medical
$1.51M
$1.33M – $1.77M
NOI $106,034 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
284
Businesses Nearby
24k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Dining 39%
Home Improvements & Furnishings 13%
Shops & Services 4%
Hannaford
Groceries
10,626 visits/mo
0.0 miles
Dunkin' Donuts
Dining
9,208 visits/mo
0.2 miles
Brandon Lumber & Millwork
Home Improvements & Furnishings
3,140 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
896 visits/mo
0.5 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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- Walgreens Pharmacy — 1 Union St, Brandon, VT 05733
Frequently Asked Questions
What type of property is this?
Drug store - The occupied retail property has a corporate-guaranteed NN lease and four renewal options.
Where is this drug store located?
The property is located at 1 Union Street Brandon, VT.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 8,700 SF retail property on approximately 1.70 acres; Walgreens occupancy backed by a corporate guaranty; NN lease term through March 31, 2035, with four 5‑year renewal options
