Duplex with Garage and
For Sale
$295,000
855 North St, Brandon, VT 05733
Two apartments offer distinct layouts, including one-bedroom and two-bedroom configurations.
Property Size2,320 SF
Price / SF$127.16
Days on Market22
Property Features for 855 North St
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1950
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Beth Stanway
Source:
Carolslocum
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 25 at 4:15AM
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 IPJ Real Estate
Investment Insights
Based on property information with market context.
This Brandon duplex contains two separate apartments within a 2320-square-foot property. The front unit provides one-level living with an open kitchen, living and dining area, bedroom, den, walk-in shower, washer and dryer, and mini-split heating and cooling. The second apartment includes a kitchen, large living room, and two bedrooms, with a new wall furnace being installed.
A large garage and storage area separates the apartments and adds substantial utility to the existing layout. The property occupies more than two acres, with possible future development subject to local approvals. The address is near Brandon shops, cafés, restaurants, a grocery store, pharmacy, schools, public green spaces, the Neshobe River, hiking and biking trails, and Neshobe Golf Club.
A large garage and storage area separates the apartments and adds substantial utility to the existing layout. The property occupies more than two acres, with possible future development subject to local approvals. The address is near Brandon shops, cafés, restaurants, a grocery store, pharmacy, schools, public green spaces, the Neshobe River, hiking and biking trails, and Neshobe Golf Club.
Key Highlights
- Two‑apartment duplex configuration
- 2320 square feet with separate apartment layouts
- Front apartment includes a bedroom, den, washer and dryer, and mini‑split system
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
$21,985
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
7.45%
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%
$439,700
$439.7K
Cap Rate 7%
$314,071
$314.1K
Cap Rate 9%
$244,278
$244.3K
Market Conditions
NOI Build-Up for 2,320 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
$32.0K $13.80/SF
− Vacancy
−$608 −$0.26/SF
EGI
$31.4K $13.54/SF
− OpEx
−$9.4K −$4.06/SF
NOI
$22.0K $9.48/SF
Area
Rutland County, VT
Vacancy
1.90%
Lease Rate
$13.80 /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%
$439,700
Cap Rate 7%
$314,071
Cap Rate 9%
$244,278
Alternative Uses
Best Use
Multifamily LT 5
$314.1K
$274.8K – $366.4K
NOI $21,985 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$289.4K
$253.2K – $337.6K
NOI $20,258 @ 7.0% cap · market cap 6.87%
Theoretical Best
Healthcare Medical
$403.9K
$353.5K – $471.3K
NOI $28,276 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
10
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two apartments offer distinct layouts, including one-bedroom and two-bedroom configurations.
Where is this duplex located?
The property is located at 855 North St Brandon, VT.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two‑apartment duplex configuration; 2320 square feet with separate apartment layouts; Front apartment includes a bedroom, den, washer and dryer, and mini‑split system
