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    Versatile Mixed-Use Development Opportunity Title is generated by Realmo AI

    1093 Ethan Allen Hwy, Georgia, VT 05468

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    For Sale
    $184,900

    Land with approved permits for mixed-use development in Georgia, Vermont.

    Type:Land
    Added:
    May 13, 2026
    Days on Market:
    15
    Last Refresh:
    May 13 at 10:43 pm

    Property Features for 1093 Ethan Allen Hwy

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Blake M Gintof

    Listing agent Blake M Gintof

    Listing office

    Listing date May 13, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Blake M Gintof

    HighLights

    • Approved State of Vermont wastewater permit for two one‑bedroom residential units with bonus rooms.
    • Prime location on Ethan Allen Highway in Georgia, Vermont, with easy access to I‑89.
    • Versatile mixed‑use concept suitable for owner‑occupants, entrepreneurs, or investors.
    • Potential for two commercial spaces and two residential units, offering multiple rental or sale configurations.
    • Opportunity to streamline development with approvals in place for a new septic and well.
    • Bonus rooms in residential units offer flexible space for offices, dens, or other uses.

    Overview

    This property presents an exceptional opportunity for a versatile mixed-use concept in Georgia, Vermont. Positioned on a prominent lot along Ethan Allen Highway, it is suited for a live/work style building designed for flexibility and functionality. The location is ideal for owner-occupants, entrepreneurs, or investors. The proposed concept allows for two commercial spaces on the main level with two residential one-bedroom units above, each with bonus rooms suitable for office space or dens. The layout allows for renting all four spaces separately, combining each upper and lower level into two individual live/work units, or potentially selling units individually. This property is an opportunity for investors, builders, business owners, or developers looking to capitalize on Georgia’s growing demand and strategic location with easy access to I-89 and surrounding communities. The property conveys with an approved State of Vermont wastewater permit for two one-bedroom residential units with bonus rooms. An existing abandoned home on site will require demolition and the existing septic system has failed. Approvals are in place for a new septic and well, streamlining the development process for a mixed-use project.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    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
    -73.1086334
    Latitude
    44.6945752

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    FAQs

    What type of property is this?
    Commercial land - Land with approved permits for mixed-use development in Georgia, Vermont.
    Where is this commercial land located?
    The property is located at 1093 Ethan Allen Hwy 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: Approved State of Vermont wastewater permit for two one‑bedroom residential units with bonus rooms.; Prime location on Ethan Allen Highway in Georgia, Vermont, with easy access to I‑89.; Versatile mixed‑use concept suitable for owner‑occupants, entrepreneurs, or investors.
    (802) 872-8881
    We can help!
    Listing Contact
    Blake M Gintof
    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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