Fully Leased Office Income
For Sale
$1,295,000
71 S Main St, Cambridge, VT 05444
Fully leased income property featuring a federal U.S. Post Office and long-term tenants in Cambridge Village.
Property Size7,257 SF
Price / SF$178.45
Days on Market97
Property Features for 71 S Main St
General Information
Standard status
Active
Size
7,257 SF
Property subtype
Commercial
Zoning
Mixed Use
Occupancy
100%
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$12,048
Building Details
Year Built
1826
Listing Agency:
KW Vermont
Listed By:
Tony Shaw · License #082
(802) 343-7226
Source:
Thepaulmartinteam
Added: Jun 9
Changed: Sep 12
Last Checked: Sep 12 at 9:40AM
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 KW Vermont
Investment Insights
Based on property information with market context.
This property at 71 S Main St in Cambridge Village presents as a fully leased income building with a federal U.S. Post Office as a core component. The offering includes numerous property improvements and is described as having stable, long-term tenants. The configuration supports a multi-tenant income setup tied to an ongoing institutional use.
Cambridge is positioned as a bedroom community serving Chittenden County and functions as a crossroads between St. Albans and points north and east toward major ski areas and the Green Mountains. Within town, the property is situated at a corner location, aligning it with the everyday activity of the village.
For buyers seeking a leased office-income investment with an embedded federal post office tenant, this asset provides a practical structure for steady occupancy as described in the remarks. Tenancy is characterized as stable and long-term, supported by the presence of the U.S. Post Office and the additional improvements referenced with the property. Prospective owners should review current lease terms and the specific tenant roster as part of their due diligence.
Cambridge is positioned as a bedroom community serving Chittenden County and functions as a crossroads between St. Albans and points north and east toward major ski areas and the Green Mountains. Within town, the property is situated at a corner location, aligning it with the everyday activity of the village.
For buyers seeking a leased office-income investment with an embedded federal post office tenant, this asset provides a practical structure for steady occupancy as described in the remarks. Tenancy is characterized as stable and long-term, supported by the presence of the U.S. Post Office and the additional improvements referenced with the property. Prospective owners should review current lease terms and the specific tenant roster as part of their due diligence.
Key Highlights
- Federal U.S. Post Office included as part of the fully leased income property
- Property has stable, long‑term tenants
- Built in 1826
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
$101,888
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
7.87%
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%
$2,037,760
$2.0M
Cap Rate 7%
$1,455,543
$1.5M
Cap Rate 9%
$1,132,089
$1.1M
Market Conditions
NOI Build-Up for 7,257 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
$174.2K $24.00/SF
− Vacancy
−$38.3K −$5.28/SF
EGI
$135.9K $18.72/SF
− OpEx
−$34.0K −$4.68/SF
NOI
$101.9K $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%
$2,037,760
Cap Rate 7%
$1,455,543
Cap Rate 9%
$1,132,089
Alternative Uses
Best Use
Office B
$1.46M
$1.27M – $1.70M
NOI $101,888 @ 7.0% cap · market cap 7.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.99M
$1.74M – $2.32M
NOI $139,334 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
74
Businesses Nearby
Explore this area
Business Placement
Demographics for 05444, VT
1,948
Population
706
Households
2.8
Avg Household Size
40
Median Age
42%
College-Educated
98%
High-School Grad
28.0 sq mi
ZIP Area
70
Density / Sq Mi
$101,336
Median Household Income
$51,763
Median Earnings
$1,160
Median Rent
$342,800
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased income property featuring a federal U.S. Post Office and long-term tenants in Cambridge Village.
Where is this office building located?
The property is located at 71 S Main St Cambridge, VT.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Federal U.S. Post Office included as part of the fully leased income property; Property has stable, long‑term tenants; Built in 1826
