Auto Repair Shop with
For Sale
$389,000
43 Conant Square, Brandon, VT 05733
Garage includes two car lifts, high overhead doors, and an office suite with waiting and counter space.
Property Size1,944 SF
Price / SF$200.10
Days on Market104
Property Features for 43 Conant Square
General Information
Standard status
Active
Size
1,944 SF
Property subtype
Commercial
Additional Details
Service Bays
2
Listing Agency:
Rowe Real Estate
Listed By:
Marty Feldman
(603) 763-4932
Source:
Harborlightrealty
Added: May 30
Changed: Sep 9
Last Checked: Sep 9 at 10:15AM
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 Rowe Real Estate
Investment Insights
Based on property information with market context.
This in-town commercial property is currently set up as an auto repair shop with a dedicated office area. The existing garage totals 1,512 sq. ft. and features two car lifts, including a drive-on lift, along with two 14 ft. high overhead doors. The garage is also equipped with an industrial hot air heater and an industrial air compressor, plus kerosene, waste oil, and off-road diesel supply tanks.
The office area totals 432 sq. ft. and includes counter space, a waiting area, office space, and a 1/2 bathroom, with its own separate heating unit. The property is located on Conant Square near Route 7 at the north end of downtown Brandon, offering high visibility for day-to-day operations.
The facility’s layout combines a service-bay ready garage with an established front office configuration, supporting automotive service and related needs within the same premises.
The office area totals 432 sq. ft. and includes counter space, a waiting area, office space, and a 1/2 bathroom, with its own separate heating unit. The property is located on Conant Square near Route 7 at the north end of downtown Brandon, offering high visibility for day-to-day operations.
The facility’s layout combines a service-bay ready garage with an established front office configuration, supporting automotive service and related needs within the same premises.
Key Highlights
- High‑visibility in‑town business on Conant Square (Route 7) at the north end of downtown Brandon
- Auto repair garage area totals 1,512 sq. ft., includes two car lifts (one drive‑on lift) and two 14 ft. high overhead doors
- Garage includes industrial hot air heater, industrial air compressor, and supply items including kerosene, waste oil, and off‑road diesel supply tanks
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
$15,807
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
4.06%
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%
$316,140
$316.1K
Cap Rate 7%
$225,814
$225.8K
Cap Rate 9%
$175,633
$175.6K
Market Conditions
NOI Build-Up for 1,944 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
$25.7K $13.20/SF
− Vacancy
−$3.1K −$1.58/SF
EGI
$22.6K $11.62/SF
− OpEx
−$6.8K −$3.48/SF
NOI
$15.8K $8.13/SF
Area
Rutland County, VT
Vacancy
12.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$316,140
Cap Rate 7%
$225,814
Cap Rate 9%
$175,633
Alternative Uses
Best Use
Retail
$225.8K
$197.6K – $263.5K
NOI $15,807 @ 7.0% cap · market cap 4.06%
Second Best
Industrial
$160.1K
$140.1K – $186.8K
NOI $11,206 @ 7.0% cap · market cap 2.88%
Theoretical Best
Healthcare Medical
$338.5K
$296.2K – $394.9K
NOI $23,693 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Service bays
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
33k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 36%
Groceries 33%
Shops & Services 22%
Home Improvements & Furnishings 10%
Hannaford
Groceries
10,626 visits/mo
0.2 miles
Dunkin' Donuts
Dining
9,208 visits/mo
0.2 miles
Shell
Shops & Services
5,750 visits/mo
0.3 miles
Brandon Lumber & Millwork
Home Improvements & Furnishings
3,140 visits/mo
0.1 miles
SUBWAY
Dining
2,455 visits/mo
0.3 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
- Greg's Tire — 763 Franklin St, Brandon, VT 05733
- Haggadahs Towings LLC — 11 E Seminary St, Brandon, VT 05733
Frequently Asked Questions
What type of property is this?
Auto shop - Garage includes two car lifts, high overhead doors, and an office suite with waiting and counter space.
Where is this auto shop located?
The property is located at 43 Conant Square Brandon, VT.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: High‑visibility in‑town business on Conant Square (Route 7) at the north end of downtown Brandon; Auto repair garage area totals 1,512 sq. ft., includes two car lifts (one drive‑on lift) and two 14 ft. high overhead doors; Garage includes industrial hot air heater, industrial air compressor, and supply items including kerosene, waste oil, and off‑road diesel supply tanks
