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    Riverfront Land with Cabins Title is generated by Realmo AI

    126 Downing Road, Topsham, VT 05076

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    Claim this Listing
    For Sale
    $229,900

    LAND - Topsham, VT

    Lot size:
    35.00 Acres
    Added:
    Apr 14, 2026
    Days on Market:
    52
    Last Refresh:
    Jun 4 at 1:06 am

    Property Features for 126 Downing Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    No Zoning
    Standard status
    Active
    Lot size
    35.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2748

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front
    1

    We can help!

    Listing Contact
    Derek Greene

    Listing agent Derek Greene License #REB.0016396

    Listing office Derek Greene 4 Field Way, Townsend, VT

    Listing date Apr 14, 2026

    MLS# 5083465 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

    • River frontage with a gated driveway and established driveway access to multiple cabins
    • Multiple cabins on‑site: original cabin ready for renovation or replacement, plus newer framed cabin shells
    • On‑site electric installed, with power already run to the newer framed cabin shells
    • High‑speed fiber optic internet available
    • State‑approved septic and well design on file for a 3‑bedroom build site
    • Water source and wastewater: well needed and septic needed

    Overview

    This offering is a sizable riverfront land parcel featuring multiple cabins and existing site infrastructure for further development. Electric is installed on-site, and high-speed fiber optic internet is available. A state-approved septic and well design for a 3-bedroom build site is already on file. The property includes an original cabin that is ready for renovation or replacement, along with additional newer cabins described as framed shells with power already run to the structures. Some cabins also include wood stoves, supporting immediate seasonal use while you complete upgrades. The land is described as a mix of rolling terrain, open clearings, and wooded acreage, which can support both private use and multi-cabin planning.

    Access is via a gated driveway and is described as providing direct connectivity to ATV and snowmobile trails. The property is located in Topsham, Vermont, in Orange County.

    For owners or operators looking for a self-contained recreational and lodging base, the combination of river access, multiple cabin improvements, and pre-existing utilities and 3-bedroom septic/well design can reduce early development steps. It also supports an immediate-use strategy, using the existing cabins seasonally while you refine plans for future builds or long-term compound use.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Topsham
    County
    Orange
    State
    Vermont
    Longitude
    -72.25970808
    Latitude
    44.145598

    FAQs

    What type of property is this?
    Recreation land - A private riverfront parcel with multiple cabins, electric service, and existing septic and well design for a 3-bedroom build.
    Where is this recreation land located?
    The property is located at 126 Downing Road Topsham, VT.
    What is the asking price?
    The asking price for this property is $229,900.
    What are key features of this property?
    This property features: River frontage with a gated driveway and established driveway access to multiple cabins; Multiple cabins on‑site: original cabin ready for renovation or replacement, plus newer framed cabin shells; On‑site electric installed, with power already run to the newer framed cabin shells
    (508) 517-4908
    We can help!
    Listing Contact
    Derek Greene
    Real Estate License ID: REB.0016396
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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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