Mixed-Use Investment
938-950 Shelburne Rd South Burlington, VT 05403
For Sale
$2,200,000
Rare mixed-use property with residential and commercial units.
Property Size8,130 SF
Price / SF$270.60
Days on Market95
Property Features for 938-950 Shelburne Rd
General Information
- Standard status
- Active
- Size
- 8,130 SF
- Property subtype
- Commercial
Listing Agency:
(802) 862-9700
Listed By:
Paul Cannizzaro
(802) 862-9700
Source:
Elliman
Added: Apr 24
Changed: Jul 10
Last Checked: Jul 26 at 4:02PM
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 Paul Cannizzaro
Investment Insights
Based on property information with market context.
This mixed-use property features ten bedrooms across six residential units and two commercial units. It presents an opportunity for investors and owner-users. Rental Housing Fire Safety inspections are complete. The property is positioned for a business owner seeking a visible location with signage, traffic, and self-management. Residential units are rented below market, with most tenants on month-to-month leases. A renovated 1,500-square-foot unit features new flooring, paint, and countertops. The property includes a 3,458-square-foot brick building with four apartments and a 4,672-square-foot wood-frame building with two upstairs apartments and two first-floor commercial spaces with a heated basement and garage door access. The commercial area is divided into offices but can be opened to create a showroom layout. The lot offers 148 feet of frontage on Shelburne Road and 128 feet of depth on Brewer Parkway. The investment package includes vacancy, making it attractive for an owner-user who can occupy approximately 2,334 square feet of commercial space while collecting rent from the six residential units. Onsite parking, visibility with 30,000 CPD, curb appeal, and a signalized intersection are additional features. The location has a bike score of 46, a walk score of 27, and a transit score of 23.
Key Highlights
- Exceptional owner‑user opportunity with 2,334 SF of commercial space available while generating income from six residential units.
- High‑visibility location on Shelburne Road with 148 feet of frontage and strong traffic counts (30,000 CPD).
- Significant income upside potential by increasing residential rents to market rates.
Financial Insights For Apartment 5plus
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 | $146.3k | $18.00 |
| − Vacancy | −$1.8k | −$0.22 |
| EGI | $144.6k | $17.78 |
| − OpEx | −$65.1k | −$8.00 |
| NOI | $79.5k | $9.78 |
8,130 SF · lease $18.00/SF/yr · vacancy 1.20% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$1.14M
$994.0K – $1.33M
NOI $79,521 @ 7.0% cap · market cap 3.61%
Second Best
Mixed Use
$1.12M
$979.0K – $1.31M
NOI $78,316 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $156,096 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Mixed-use properties
FAQs
What type of property is this?
Mixed-use property - Rare mixed-use property with residential and commercial units.
Where is this mixed-use property located?
The property is located at 938-950 Shelburne Rd South Burlington, VT.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Exceptional owner‑user opportunity with **2,334 SF of commercial space available** while generating income from six residential units.; High‑visibility location on Shelburne Road with 148 feet of frontage and strong traffic counts (30,000 CPD).; Significant income upside potential by increasing residential rents to market rates.
