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    Buildable Lot Abutting Conservation Land Title is generated by Realmo AI

    Plot Road lot 2, Johnson, VT 05656

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    Claim this Listing
    For Sale
    Under Contract
    $89,000

    LAND - Johnson, VT

    Lot size:
    1.50 Acres
    Added:
    Feb 24, 2026
    Days on Market:
    100
    Last Refresh:
    Jun 4 at 5:06 pm

    Property Features for Plot Road lot 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    Lot size
    1.50 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    864

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed

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    Listing Contact
    George Bambara

    Listing agent George Bambara

    Listing office Pall Spera Company Realtors-Stowe Village 62 Main St, Stowe, VT

    Listing date Feb 24, 2026

    MLS# 5077374 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

    • 1.5 acre buildable lot abutting 25 acres of conservation land, offering protected public access for swimming, fishing, and recreation.
    • Approved VT Waste Water Permit for a 3‑bedroom residence.
    • Buildable with allowances for a single‑family residence, 4‑car garage, guest house, and barn.
    • 373’ of road frontage on paved Plot Road.
    • Close proximity to local amenities: Morristown (Copley) 10 miles, Stowe 18 miles, BTV 38 miles.
    • Conservation land ensures the preservation of natural surroundings and recreational opportunities.

    Overview

    This 1.5-acre parcel, identified as Lot 2, is located on Plot Road and abuts 25 acres of conservation land known as Journey’s End. The Vermont River Conservancy describes the 25 acres as a place loved by generations of local residents and visitors. The land features towering trees, songbirds, deer yards, and a shady canopy that helps keep the water cool for trout and swimmers. Visitors have permanently protected public access from Plot Road to swim, splash, and fish along a half-mile of protected stream. The town of Johnson owns the land, and Vermont River Conservancy holds the easement, ensuring the land remains in its natural condition. Lot 2 is not conserved and is buildable according to the attached Covenants and Restrictions. An approved Vermont Waste Water Permit is in place for a 3-bedroom residence. The current Covenants and Restrictions allow for the construction of a single-family residence, a 4-car garage, one guest house, and one barn. Lot 2 features 373 feet of road frontage on the paved Plot Road. The property is located 18 miles from Stowe, 3.5 hours from Boston, 38 miles from Burlington, and 10 miles from Morristown.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Johnson
    County
    Lamoille
    State
    Vermont
    Longitude
    -72.6849807
    Latitude
    44.6542615

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    FAQs

    What type of property is this?
    Land - 1.5 acre buildable lot near Journey’s End Swimming Hole.
    Where is this land located?
    The property is located at Plot Road lot 2 Johnson, VT.
    What is the asking price?
    The asking price for this property is $89,000.
    What are key features of this property?
    This property features: 1.5 acre buildable lot abutting 25 acres of conservation land, offering protected public access for swimming, fishing, and recreation.; Approved VT Waste Water Permit for a 3‑bedroom residence.; Buildable with allowances for a single‑family residence, 4‑car garage, guest house, and barn.
    (802) 253-9771
    We can help!
    Listing Contact
    George Bambara
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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.

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