Mixed-Use Investment Property, Route
1330 & 1340 Grove Street, Brandon, VT 05733
Multi-Family - Brandon, VT
Property size:
3,323 SFLot size:
2.04 AcresPrice / SF:
$120/SF- Added:
- Jan 22, 2026
- Days on Market:
- 120
- Last Refresh:
- May 22 at 5:06 pm
Property Features for 1330 & 1340 Grove Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Zoning
- Rural
- Bedrooms
- 3
- Bathrooms
- 5
- Rooms
- Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3
- Parking
- 2
- Parking features
- Garage, Paved or Surfaced
- EntryLevel
- Unit 1: 1st Floor,Unit 2: 2nd Floor,Unit 3: 1&2
- Appliances
- Range, Refrigerator
- Standard status
- Active
- Size
- 3,323 SF
- Lot size
- 2.04 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Annual Amount
- 6229.96
Utilities
- Heating system
- Electric (Heating), Oil, Propane (Heating)
- Cooling system
- Zoned
Building Details
- Year built
- 1880
- Floors in Building
- 2
- Number of units
- 3
- Flooring type
- Carpet, Tile, Vinyl, Wood
- Roof type
- Asphalt, Shingle
- Architectural style
- Other
Listing agent Amey Ryan 8023884242x203
Listing office IPJ Real Estate 34 Main St, Middlebury, VT (802) 388-4242
Listing date Jan 22, 2026
MLS# 5074635
Listing URL
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.
HighLights
- Mixed‑use property featuring a commercial space (yoga/pilates studio) and two residential units for multiple income streams.
- Excellent location on Route 7, between Middlebury and Rutland, near downtown Brandon and recreational areas.
- On‑site parking and high visibility for the commercial space.
- Detached 2‑bay heated garage with a one‑bedroom studio apartment above.
- Residential units offer the opportunity to increase cash flow with fair market rent.
- Includes a range of features such as carpet, tile, vinyl, wood flooring, and zoned cooling.
Overview
This mixed-use investment property is located along Route 7, equidistant between Middlebury and Rutland, and near downtown Brandon. The main building includes a street-level commercial space currently used as a yoga/pilates studio, featuring specialized heating and ample on-site parking. Residential components include 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. The property offers sunset views and a peaceful setting, conveniently close to Brandon’s shops, dining, and community amenities. The location is near Killington/Pico, Okemo, Stowe, Rikert Touring Center, and biking and climbing areas. The property includes a main apartment with 2 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 2-bay heated garage includes a kitchen, a living area, a bedroom area, and a 3/4 bath. The property has a lot size of 2.04 acres and a property size of 3323 square feet.
Financial Insights
Value Estimation Calculated for Apartment 5plus
Conservative
$322.4K
NOI $29,016 @ 9.00% cap · cautious / downside scenario
Moderate
$414.5K
NOI $29,016 @ 7.00% cap · market / base-case scenario
Aggressive
$580.3K
NOI $29,016 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Apartment 5plus
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $53.8k | $16.20 |
| − Vacancy | −$1.1k | −$0.32 |
| EGI | $52.8k | $15.88 |
| − OpEx | −$23.7k | −$7.14 |
| NOI | $29.0k | $8.73 |
3,323 SF · lease $16.20/SF/yr · vacancy 2.00% · expense 45.00%
Alternative Use Scenarios
Best Use
Apartment 5plus
$414.5K
$362.7K – $483.6K
NOI $29,016 @ 7.0% cap · market cap 7.27%
Second Best
Retail
$386.0K
$337.8K – $450.3K
NOI $27,020 @ 7.0% cap · market cap 6.77%
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 local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Retail space
Location Insight
- Map
- Local Demand
- City
- Brandon
- County
- Rutland
- State
- Vermont
- Longitude
- -73.1038335
- Latitude
- 43.8171289
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Mixed-use property with commercial space and residential units in Brandon, VT.
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: Mixed‑use property featuring a commercial space (yoga/pilates studio) and two residential units for multiple income streams.; Excellent location on Route 7, between Middlebury and Rutland, near downtown Brandon and recreational areas.; On‑site parking and high visibility for the commercial space.
