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    397 Winch Hl Ext Roxbury, VT 05663

    View on Map
    Sponsored
    For Sale
    $150,000

    Land - Roxbury, VT

    Lot size:
    18.06 Acres
    Days on Market:
    10
    Last Refresh:
    Mar 25 at 6:06 pm

    Property Features for 397 Winch Hl Ext

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    No local
    Lot size
    18.06 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Lori Holt

    Berkshire Hathaway HomeServices Vermont Realty Group

    Listing agent Lori Holt

    Listing date Mar 16, 2026

    MLS# 5079568 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.

    Learn more

    Overview

    Roxbury Land with Unfinished Dwelling

    This 18.06-acre, lightly wooded rural parcel in Roxbury, VT, is ideal for nature enthusiasts. The property features an unfinished log dwelling with a wood frame addition. It has a square-ish shape and fronts on a town-maintained road with rural mail delivery through the Northfield Post Office. The town plow's turnaround is approximately 100 feet before the property's driveway, requiring a short section of private maintenance. The dwelling includes a sizeable covered porch and is situated on a somewhat level area of land. Rustic, temporary utility sheds and a lean-to are also present. There is no existing water service or sewage disposal system. A well-aged Elm wood stove, included "as is" without warranty, has been used for heating. A WEC power pole is located across the road. The parcel is subject to a conservation easement, deed restrictions, a road maintenance agreement, and the terms of a Land Use permit, including amendments. Dogs must be confined or leashed, and ATV and snowmobile use is limited to existing trails. Building height is restricted to 35 feet, and construction must meet minimum standards. The structure is being sold in "as is" condition, with remaining building materials included. Exterior access to the basement is available, but stairs are lacking.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Roxbury
    County
    Addison
    State
    Vermont
    Longitude
    -72.6732
    Latitude
    44.1563

    FAQs

    What type of property is this?
    Land - 18.06 acre Roxbury parcel with unfinished log dwelling.
    Where is this land located?
    The property is located at 397 Winch Hl Ext Roxbury, 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: - 18.06 acre surveyed rural parcel; - Fronts on a town-maintained road with short section privately maintained; - Unfinished log dwelling with wood frame addition
    (802) 223-6302
    Request Owner's contact information
    397 Winch Hl Ext Roxbury, VT 05663
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    Roxbury, VT 05663
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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
    397 Winch Hl Ext Roxbury, VT 05663
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    Listing Contact
    Lori Holt
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