Open-Layout Office
For Sale
$150,000
590 Franklin Street, Brandon, VT 05733
Open office arrangement with parking and road frontage near downtown Brandon.
Property Size640 SF
Price / SF$234.38
Days on Market14
Property Features for 590 Franklin Street
General Information
Standard status
Active
Size
640 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
1980
Listing Agency:
Rowe Real Estate
Listed By:
Marty Feldman
(802) 846-8460
Source:
Themarcelinoteam
Added: Jul 26
Changed: Aug 3
Last Checked: Aug 7 at 1:08AM
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 office unit offers an open interior arrangement suited to a straightforward professional workspace. The property was built in 1980 and includes ample parking for daily users and visitors. Road frontage supports direct exposure along Franklin Street, while the address places the property south of downtown Brandon at 590 Franklin Street. The layout provides a simple foundation for an office operation seeking a location near the downtown area, with the practical features of parking and accessible frontage already in place.
Key Highlights
- Open interior layout for office use
- Ample on‑site parking
- Major road frontage
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
$5,204
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
3.47%
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%
$104,080
$104.1K
Cap Rate 7%
$74,343
$74.3K
Cap Rate 9%
$57,822
$57.8K
Market Conditions
NOI Build-Up for 640 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
$8.4K $13.20/SF
− Vacancy
−$1.0K −$1.58/SF
EGI
$7.4K $11.62/SF
− OpEx
−$2.2K −$3.48/SF
NOI
$5.2K $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%
$104,080
Cap Rate 7%
$74,343
Cap Rate 9%
$57,822
Alternative Uses
Best Use
Retail
$74.3K
$65.1K – $86.7K
NOI $5,204 @ 7.0% cap · market cap 3.47%
Second Best
Office B
$70.8K
$62.0K – $82.7K
NOI $4,959 @ 7.0% cap · market cap 3.31%
Theoretical Best
Healthcare Medical
$111.4K
$97.5K – $130.0K
NOI $7,800 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
204
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Open office arrangement with parking and road frontage near downtown Brandon.
Where is this office units located?
The property is located at 590 Franklin Street Brandon, VT.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Open interior layout for office use; Ample on‑site parking; Major road frontage
