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    Sunderland Commercial Building on 351+ Acres Title is generated by Realmo AI

    178 Conservation Way, Sunderland, VT 05250

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    Claim this Listing
    For Sale
    $5,850,000

    Commercial For Sale - Sunderland, VT

    Property size:
    58,000 SF
    Lot size:
    351.88 Acres
    Price / SF:
    $100/SF
    Added:
    Apr 14, 2025
    Days on Market:
    418
    Last Refresh:
    Jun 5 at 9:06 am

    Property Features for 178 Conservation Way

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial Industrial
    Standard status
    Active
    Size
    58,000 SF
    Lot size
    351.88 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    150026

    Building Details

    Year built
    1998
    Architectural style
    Other

    We can help!

    Listing Contact
    Dick Palmer

    Listing agent Dick Palmer

    Listing office Hospitality Consultants, LLC 3525 Colvin Hill Road, Danby, VT

    Listing date Apr 14, 2025

    MLS# 5036338 Listing URL

    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.

    HighLights

    • Offered at a substantial discount of $5,850,000, below the $6.5 million assessed value.
    • Situated on 351.88 acres, offering extensive land.
    • Features a spacious 58,000 sq ft, 3‑story building suitable for 220 occupants.
    • High‑quality construction built in 1998/1999 at a cost of $10 million.
    • The building and grounds have been consistently well‑maintained.
    • Includes water and septic systems designed for 325+ occupants, a large pond, and parking for 238 vehicles.

    Overview

    Located in Sunderland, Vermont, this commercial property features a 58,000-square-foot, three-story building constructed in 1998/1999. Situated on 351.88 acres, the site includes signage, underground utilities, landscaping, a large pond, and parking for 238 vehicles. Originally built for 220 occupants, the water and septic systems are designed to accommodate over 325 occupants, allowing for potential expansion. The building served as the Orvis Headquarters and is well-maintained. Orvis is offering financing with $2.5 down and proof of funds. The property is located in the southwest corner of the state, approximately an hour's drive northeast of Albany Airport in New York. The Town of Sunderland currently assesses the property at $6.5 million.
    Property Profile Location Intelligence

    Current Use by Public Records

    ORVIS HQ Corporate Office

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sunderland
    County
    Bennington
    State
    Vermont
    Longitude
    -73.1247394
    Latitude
    43.0510987

    FAQs

    What type of property is this?
    Office building - Large commercial building on 351+ acres in Sunderland, VT.
    Where is this office building located?
    The property is located at 178 Conservation Way Sunderland, VT.
    What is the asking price?
    The asking price for this property is $5,850,000.
    What are key features of this property?
    This property features: Offered at a **substantial discount** of $5,850,000, below the $6.5 million assessed value.; Situated on **351.88 acres**, offering extensive land.; Features a spacious 58,000 sq ft, 3‑story building suitable for 220 occupants.
    (802) 293-5007
    We can help!
    Listing Contact
    Dick Palmer
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    178 Conservation Way, Sunderland, VT 05250-4465
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