Campus-Style Office
For Sale
Contact for pricing
186-188 Allen Brook Lane, Williston, VT 05495
Campus-style office asset with ample on-site parking and convenient access in Williston’s Allen Brook business corridor.
Property Size9,568 SF
Price / SF$156.77
Days on Market146
Property Features for 186-188 Allen Brook Lane
General Information
Standard status
Active
Size
9,568 SF
Class
B
Total Parking Spaces
27
Property subtype
Office
Zoning
TCFBC
Lease Type
Modified Gross
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
2000
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Donahue & Associates
Listed By:
Steve Donahue · License #VT 081-0004508
(802) 862-6880
Source:
Crexi
Added: Apr 15
Changed: Sep 3
Last Checked: Sep 7 at 12:02AM
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 Donahue & Associates
Investment Insights
Based on property information with market context.
188 Allen Brook Lane (186–188 Allen Brook Lane) is a campus-style office property in Williston’s Allen Brook business corridor. The offering includes an office asset with multiple current tenants, including VC3, Turnbaugh Insurance Agency, and Girls On The Run. Financials are available for qualified buyers with a signed NDA.
The property is situated within a Tafts Corners form base code zoning framework that is suitable for a wide range of professional uses, including medical, financial services, technology, and administrative operations. With ample on-site parking and easy building access, the configuration supports both employee convenience and client-facing work.
Access to Interstate 89 is described as being minutes away at Exit 12, and the Williston Road retail corridor is also nearby. The surrounding area includes national retailers, dining, and services, supporting tenant and employee day-to-day needs.
The property is situated within a Tafts Corners form base code zoning framework that is suitable for a wide range of professional uses, including medical, financial services, technology, and administrative operations. With ample on-site parking and easy building access, the configuration supports both employee convenience and client-facing work.
Access to Interstate 89 is described as being minutes away at Exit 12, and the Williston Road retail corridor is also nearby. The surrounding area includes national retailers, dining, and services, supporting tenant and employee day-to-day needs.
Key Highlights
- Year built 2000 office asset in Williston’s Allen Brook business corridor.
- Campus‑style setting with ample on‑site parking and easy building access.
- Current tenants include VC3, Turnbaugh Insurance Agency, and Girls On The Run.
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
$134,335
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
8.96%
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%
$2,686,700
$2.7M
Cap Rate 7%
$1,919,071
$1.9M
Cap Rate 9%
$1,492,611
$1.5M
Market Conditions
NOI Build-Up for 9,568 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
$229.6K $24.00/SF
− Vacancy
−$50.5K −$5.28/SF
EGI
$179.1K $18.72/SF
− OpEx
−$44.8K −$4.68/SF
NOI
$134.3K $14.04/SF
Area
Chittenden County, VT
Vacancy
22.00%
Lease Rate
$24.00 /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%
$2,686,700
Cap Rate 7%
$1,919,071
Cap Rate 9%
$1,492,611
Alternative Uses
Best Use
Office B
$1.92M
$1.68M – $2.24M
NOI $134,335 @ 7.0% cap · market cap 8.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.62M
$2.30M – $3.06M
NOI $183,706 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
632
Businesses Nearby
Explore this area
Business Placement
Demographics for 05495, VT
10,897
Population
5,070
Households
2.1
Avg Household Size
44
Median Age
56%
College-Educated
96%
High-School Grad
34.3 sq mi
ZIP Area
318
Density / Sq Mi
$105,768
Median Household Income
$60,590
Median Earnings
$1,752
Median Rent
$431,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Campus-style office asset with ample on-site parking and convenient access in Williston’s Allen Brook business corridor.
Where is this office building located?
The property is located at 186-188 Allen Brook Lane Williston, VT.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Year built 2000 office asset in Williston’s Allen Brook business corridor.; Campus‑style setting with ample on‑site parking and easy building access.; Current tenants include VC3, Turnbaugh Insurance Agency, and Girls On The Run.
