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    8 Psge Vw Ln Grand Isle, VT 05458

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    Sponsored
    For Sale
    $850,000

    Land - Grand Isle, VT

    Lot size:
    5.28 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 5 at 11:06 am

    Property Features for 8 Psge Vw Ln

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Shoreline Residential
    Lot size
    5.28 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Franz Rosenberger

    Coldwell Banker Islands Realty (802) 372-5777

    Listing agent Franz Rosenberger (802) 372-5777

    Listing date Mar 4, 2026

    MLS# 5072278 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

    Waterfront Land on Lake Champlain

    This 5.28-acre waterfront lot presents a rare opportunity. Located at the northern tip of Simms Point, it includes approximately 308 feet of gradual shoreline, featuring a mix of open meadow and hardwoods. The property offers direct frontage and access to the Inland Sea via the Grand Isle Drawbridge, and to the Broad lake of Lake Champlain via Bow and Arrow Point. The land provides a vantage point for sunsets and moon rises in the Lake Champlain Islands. The property has been thoughtfully developed with acreage and lake frontage. The property has been surveyed, and a driveway and septic system permitted for a 4-bedroom single-family home have been installed. Underground power and a sleeve for cable, as well as Grand Isle Fire District #4 water, are located near the property's southwest corner. The property is located on a private road maintained by an HOA.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Grand Isle
    County
    Grand Isle
    State
    Vermont
    Longitude
    -73.3067
    Latitude
    44.717

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    FAQs

    What type of property is this?
    Waterfront Land - 5.28-acre waterfront lot with utilities and septic system installed.
    Where is this waterfront land located?
    The property is located at 8 Psge Vw Ln Grand Isle, VT.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: - Rare waterfront lot: Last available waterfront lot on Passage View Lane, offering a unique opportunity.; - 5.28 acres with approximately 308 feet of gradual shoreline.; - Septic system permitted for a 4-bedroom home, underground power, cable sleeve, and fire district water access are already in place.
    (802) 777-7646
    Request Owner's contact information
    8 Psge Vw Ln Grand Isle, VT 05458
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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
    8 Psge Vw Ln Grand Isle, VT 05458
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    We can help!
    Listing Contact
    Franz Rosenberger
    (802) 777-7646 (802) 372-5777
    Learn more
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