Mixed-Use Investment
For Sale
$399,000
1330 & 1340 Grove St, Brandon, VT 05733
Mixed-use property with commercial space and residential units.
Property Size3,323 SF
Price / SF$120.07
Days on Market138
Property Features for 1330 & 1340 Grove St
General Information
Standard status
Active
Size
3,323 SF
Property subtype
Multi-Family
Building Details
Year Built
1880
Listing Agency:
IPJ Real Estate
Listed By:
Amey M Ryan
(802) 388-4242
Source:
603luxury
Added: Apr 26
Changed: Sep 8
Last Checked: Sep 9 at 9:01PM
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 IPJ Real Estate
Investment Insights
Based on property information with market context.
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. The residential components feature 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. It offers sunset views and a peaceful setting with 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 for owner-occupancy with rental income supplementation. It could also serve as a recreational get-away with access to Killington/Pico, Okemo, Stowe, Rikert Touring Center, biking roads, and peaks. The main apartment includes two 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 two-bay heated garage includes a kitchen, a living area, a bedroom area, and a 3/4 bath. The bike score is 4, indicating it is somewhat bikeable, and the walk score is 16, indicating car-dependency.
Key Highlights
- Mixed‑use property featuring a commercial space (yoga/pilates studio with specialized heating) and two residential units for multiple income streams.
- Excellent location on Route 7, centrally located between Middlebury and Rutland, and close to downtown Brandon.
- Ample on‑site parking and excellent visibility for the commercial space.
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
$26,916
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
6.75%
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%
$538,320
$538.3K
Cap Rate 7%
$384,514
$384.5K
Cap Rate 9%
$299,067
$299.1K
Market Conditions
NOI Build-Up for 3,323 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
$47.9K $14.40/SF
− Vacancy
−$4.8K −$1.44/SF
EGI
$43.1K $12.96/SF
− OpEx
−$16.1K −$4.86/SF
NOI
$26.9K $8.10/SF
Area
Rutland County, VT
Vacancy
10.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
37.50%
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%
$538,320
Cap Rate 7%
$384,514
Cap Rate 9%
$299,067
Alternative Uses
Best Use
Mixed Use
$384.5K
$336.5K – $448.6K
NOI $26,916 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
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 authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
54
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with commercial space and residential units.
Where is this mixed-use property located?
The property is located at 1330 & 1340 Grove St 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: Mixed‑use property featuring a commercial space (yoga/pilates studio with specialized heating) and two residential units for multiple income streams.; Excellent location on Route 7, centrally located between Middlebury and Rutland, and close to downtown Brandon.; Ample on‑site parking and excellent visibility for the commercial space.
