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    Mixed-Use Live-Work Development Site Title is generated by Realmo AI

    1093 Ethan Allen Highway, Georgia, VT 05468

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    Picture of Live-work space at 1093 Ethan Allen Highway, Georgia, VT
    For Sale
    $184,900

    LAND - Georgia, VT

    Lot size:
    0.50 Acres
    Added:
    May 13, 2026
    Days on Market:
    24
    Last Refresh:
    Jun 5 at 10:06 am

    Property Features for 1093 Ethan Allen Highway

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Res/Comm
    Standard status
    Active
    Lot size
    0.50 Acres

    Utilities

    Sewer type
    Septic Needed
    Water source
    Private, Well

    We can help!

    Listing Contact
    Blake Gintof

    Listing agent Blake Gintof

    Listing office Signature Properties of Vermont 1 Market Place, Essex Jct., VT

    Listing date May 13, 2026

    MLS# 5088547 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

    • Mixed‑use concept proposed on Ethan Allen Highway with two commercial spaces on the main level and two 1‑bedroom residential units above
    • Each residential unit includes a bonus room for office, den, or other flexible use
    • Approved State of Vermont wastewater permit for two 1‑bedroom units with bonus rooms
    • Existing home on site is abandoned and will require demolition
    • Private well water source and septic needed; existing septic system has failed
    • Approvals in place for a new septic system and a new well

    Overview

    This offering is a mixed-use live-work development site in Georgia, Vermont, presented for a plan that pairs two commercial spaces on the main level with two one-bedroom residential units above. The concept includes bonus rooms associated with each unit, designed to support flexible use such as office or den space. The layout is intended to allow multiple end-user and rental configurations, including separate leasing of all four spaces or combining upper and lower levels into two live-work units.

    The property is positioned on a lot along Ethan Allen Highway, providing direct highway frontage and straightforward access for future commercial use. The approved scope includes Vermont wastewater authorization for two one-bedroom residential units with bonus rooms. There is an existing abandoned home on site that will require demolition, and the current septic system has failed.

    The seller notes that approvals are already in place for a new septic and well, which can help streamline site redevelopment. This is a practical fit for owner-occupants seeking live-work flexibility, as well as investors or developers looking for a ready-to-permit mixed-use framework that supports multiple layout and leasing strategies.
    Property Profile Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Restaurant Law Firm Building Supply Auto Repair Shop Auto Parts Store Department Store Kitchen & Bath Showroom Grocery & Convenience Store Storage Facility Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Georgia
    County
    Franklin
    State
    Vermont
    Longitude
    -73.1087042
    Latitude
    44.6945886

    FAQs

    What type of property is this?
    Live-work space - Versatile residential and commercial development opportunity with approved wastewater permit for two one-bedroom units.
    Where is this live-work space located?
    The property is located at 1093 Ethan Allen Highway Georgia, VT.
    What is the asking price?
    The asking price for this property is $184,900.
    What are key features of this property?
    This property features: Mixed‑use concept proposed on Ethan Allen Highway with two commercial spaces on the main level and two 1‑bedroom residential units above; Each residential unit includes a bonus room for office, den, or other flexible use; Approved State of Vermont wastewater permit for two 1‑bedroom units with bonus rooms
    (802) 872-8881
    We can help!
    Listing Contact
    Blake Gintof
    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.

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