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    Recreation Land with Dual Road Frontage Title is generated by Realmo AI

    Spar Hawk Road, Wheelock, VT 05851

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    Claim this Listing
    For Sale
    $1,499,000

    LAND - Wheelock, VT

    Lot size:
    849.55 Acres
    Added:
    Feb 7, 2026
    Days on Market:
    119
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for Spar Hawk Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Greensboro town
    Standard status
    Active
    Lot size
    849.55 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3620

    Utilities

    Water source
    Spring

    We can help!

    Listing Contact
    Constance Isabelle

    Listing agent Constance Isabelle

    Listing office Century 21 Farm & Forest 34 Up North Dr, Derby, VT

    Listing date Feb 7, 2026

    MLS# 5075986 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

    • Large Vermont land parcel with road frontage on both Route 16 and Sparrow Hawk Road
    • Crossed by a VAST (snowmobile) trail
    • Land is protected by a conservation easement and enrolled in Vermont’s Current Use program
    • Approved exemption allows construction of up to three small seasonal camps
    • Two separate 2‑acre parcels excluded from the easement: one along Sparrow Hawk Road and one down the road abutting an older neighboring camp
    • Current forestry management plan in place with timber composition details and long‑term stewardship guidance

    Overview

    This is a large Vermont recreation and conservation parcel with road frontage on both Route 16 and Sparrow Hawk Road. The property is crossed by a snowmobile (VAST) trail and is protected by a conservation easement. It is also enrolled in Vermont’s Current Use program, and a current forestry management plan is in place detailing the timber composition and stewardship approach.

    The easement includes two separate 2-acre parcels that have been excluded. One excluded area sits along Sparrow Hawk Road in an open setting where a former homesite once existed. The second excluded parcel is further down the road and abuts an older neighboring camp. An approved exemption allows for the construction of up to three small seasonal camps on the property.

    For buyers seeking outdoor access, this tract offers a combination of conservation oversight and practical recreational use, supported by the VAST trail crossing. For owners interested in limited development, the approved exemption for seasonal camps provides a defined path to future use, while the forestry management plan and conservation easement support long-term land stewardship.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Wheelock
    County
    Caledonia
    State
    Vermont
    Longitude
    -72.2243665
    Latitude
    44.5951307

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    FAQs

    What type of property is this?
    Recreation land - Large Vermont parcel with conservation protections and snowmobile trail access, plus limited seasonal camp development approval.
    Where is this recreation land located?
    The property is located at Spar Hawk Road Wheelock, VT.
    What is the asking price?
    The asking price for this property is $1,499,000.
    What are key features of this property?
    This property features: Large Vermont land parcel with road frontage on both Route 16 and Sparrow Hawk Road; Crossed by a VAST (snowmobile) trail; Land is protected by a conservation easement and enrolled in Vermont’s Current Use program
    (802) 334-1200
    We can help!
    Listing Contact
    Constance Isabelle
    Learn More
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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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