Duplex with Separate Garage and
For Sale
$295,000
855 North Street, Brandon, VT 05733
MULTI_FAMILY - Other - Brandon, VT
Property Size2,320 SF
Lot Size2.29 Acres
Price / SF$127.16
Days on Market96
Property Features for 855 North Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 1
Exterior features
Garden Space, Storage
Lot features
Level, Major Road Frontage
Elementary school
Neshobe Elementary School
Middle school
Otter Valley UHSD 8 (Rut)
High school
Otter Valley UHSD #8
Elementary school district
Rutland Northeast
Middle school district
Rutland Northeast
High school district
Rutland Northeast
Directions
From Brandon take route 53 to Robin Bird Lane. Parking in front of the building
Standard status
Active
Size
2,320 SF
Lot size
2.29 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5651
Utilities
Heating system
Wall Furnace, Oil, Hot Water(Heating), Propane (Heating)
Cooling system
Zoned, Ductless
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Wood Frame
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
IPJ Real Estate
(802) 388-4242
Listed By:
Beth Stanway
(802) 388-4242
Added: May 5
Changed: Aug 2
Last Checked: Aug 8 at 11:06AM
MLS# 5087352
Copyright © 2026 PrimeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This wood-frame duplex is currently configured as two separate apartments with an enormous garage and storage area between them, offering flexibility for multiple living arrangements. The front apartment features one-level living with an open kitchen, living, and dining area, a bedroom and den, a walk-in shower, washer and dryer, and a mini-split system for efficient heating and cooling. The second apartment includes a generous kitchen, a large living room, and two bedrooms, with a new wall furnace being installed.
Set on more than two acres (2.29 acres total) at 855 North Street in Brandon, the property includes outdoor space with garden space and storage. The building has a metal roof, vinyl flooring, and public water. Cooling is ductless and zoned, and heating includes hot water, propane, oil, and a wall furnace.
The exact building age is unknown; 1950 is used as a placeholder in public records. The property size is 2,320 square feet.
Set on more than two acres (2.29 acres total) at 855 North Street in Brandon, the property includes outdoor space with garden space and storage. The building has a metal roof, vinyl flooring, and public water. Cooling is ductless and zoned, and heating includes hot water, propane, oil, and a wall furnace.
The exact building age is unknown; 1950 is used as a placeholder in public records. The property size is 2,320 square feet.
Key Highlights
- Two apartments separated by an enormous garage and storage area
- Front apartment: one‑level layout with mini‑split, walk‑in shower, and washer/dryer
- Second apartment: kitchen, large living room, two bedrooms; new wall furnace being installed
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
28
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 - Wood-frame duplex on 2.29 acres with two separated apartments, public water, metal roof, and multiple heating options.
Where is this duplex located?
The property is located at 855 North Street 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 apartments separated by an enormous garage and storage area; Front apartment: one‑level layout with mini‑split, walk‑in shower, and washer/dryer; Second apartment: kitchen, large living room, two bedrooms; new wall furnace being installed
