Mixed-Use Property with Rental
For Sale
$399,000
1330 & 1340 Grove Street, Brandon, VT 05733
Multi-Family, Brandon, VT
Property Size3,323 SF
Lot Size2.04 Acres
Price / SF$120.07
Days on Market213
Property Features for 1330 & 1340 Grove Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Rural
Bedrooms
3
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 3, Bathroom 5, Bedroom 1, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 3
Parking features
Open, Garage, Driveway, Paved or Surfaced
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
Lot features
Landscaped, Mountain View, Sloping, Near Golf Course, Near Shopping, Near Skiing, Near School(s)
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 the center of Brandon, go north on Rte 7; 1340 Grove St will be on the west side of the road. It is acrsoss from Pine Hill Cemetery (quiet neighbors) Plenty of parking. Also the home of the Brandon Yoga Center.
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
Electric (Heating), Propane (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
Carpet, Wood, Tile, Vinyl
Building materials
Clapboard Exterior, Wood Siding
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Amey Ryan
(802) 388-4242
Added: Jan 22
Changed: Aug 23
Last Checked: Aug 23 at 3:06PM
MLS# 5074635
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 mixed-use property combines a street-level yoga and Pilates studio with residential accommodations in two separate structures. The main building includes a two-bedroom apartment with an office, kitchen, living, dining, family, and bathroom areas. A detached two-bay heated garage supports a studio apartment above, with a kitchen, living area, bedroom area, and three-quarter bath. The commercial space includes specialized heating for hot yoga, while the grounds provide paved parking, porch areas, a shed, garden space, and partial fencing.
The property encompasses 2.04 acres along the Route 7 corridor at 1330 & 1340 Grove Street in Brandon, Vermont. It is located near downtown Brandon and within the broader corridor between Middlebury and Rutland. The site uses private well water and includes propane, electric, and oil heating systems, with ductless and zoned cooling. Built in 1880, the property has a Colonial architectural style, wood and clapboard exterior materials, and a shingle roof.
The property encompasses 2.04 acres along the Route 7 corridor at 1330 & 1340 Grove Street in Brandon, Vermont. It is located near downtown Brandon and within the broader corridor between Middlebury and Rutland. The site uses private well water and includes propane, electric, and oil heating systems, with ductless and zoned cooling. Built in 1880, the property has a Colonial architectural style, wood and clapboard exterior materials, and a shingle roof.
Key Highlights
- 2.04‑acre mixed‑use property along the Route 7 corridor
- 3,323 square feet across commercial and residential components
- Street‑level yoga/Pilates studio with specialized hot‑yoga heating
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
$29,016
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
7.27%
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%
$580,320
$580.3K
Cap Rate 7%
$414,514
$414.5K
Cap Rate 9%
$322,400
$322.4K
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
$53.8K $16.20/SF
− Vacancy
−$1.1K −$0.32/SF
EGI
$52.8K $15.88/SF
− OpEx
−$23.7K −$7.14/SF
NOI
$29.0K $8.73/SF
Area
Rutland County, VT
Vacancy
2.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$580,320
Cap Rate 7%
$414,514
Cap Rate 9%
$322,400
Alternative Uses
Best Use
Apartment 5plus
$414.5K
$362.7K – $483.6K
NOI $29,016 @ 7.0% cap · market cap 7.27%
Second Best
Mixed Use
$384.5K
$336.5K – $448.6K
NOI $26,916 @ 7.0% cap · market cap 6.75%
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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial studio space, two apartments, and a detached heated garage create a flexible mixed-use configuration.
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: 2.04‑acre mixed‑use property along the Route 7 corridor; 3,323 square feet across commercial and residential components; Street‑level yoga/Pilates studio with specialized hot‑yoga heating
