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    Three-Story Office Building and Land Title is generated by Realmo AI

    178 Conservation Way, Sunderland, VT 05252

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    For Sale
    $5,850,000

    Well-maintained office building on expansive acreage, supported by water and septic capacity and on-site parking.

    Type:Commercial
    Property size:
    58,000 SF
    Lot size:
    351.88 Acres
    Price / SF:
    $100/SF
    Added:
    Feb 19, 2025
    Days on Market:
    471
    Last Refresh:
    Jun 5 at 2:14 am

    Property Features for 178 Conservation Way

    General Information

    Standard status
    Active
    Size
    58,000 SF
    Lot size
    351.88 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1998

    We can help!

    Listing Contact
    Dick Palmer

    Listing office Hospitality Consultants,LLC

    Listing date Feb 19, 2025

    Source Poquetterealty

    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 Hospitality Consultants,LLC

    HighLights

    • 1998/1999‑built 3‑story office building totaling 58,000 sq ft for 220 occupants
    • Set on 351.88 acres with expansion possible
    • Water and septic systems built for 325+ occupants
    • On‑site parking for 238 vehicles
    • Site includes signage, underground utilities, landscaping, and a large pond
    • Orvis headquarters offered for sale as land and building only; currently assessed by the Town of Sunderland at $6.5M and listed at $5,850,000

    Overview

    This sale includes land and the existing office building only. Constructed in 1998/1999, the property features a 58,000 square foot, three-story office building designed to accommodate about 220 occupants. Site utilities include water and septic systems built for 325+ occupants, and the property notes expansion is possible. Site improvements include signage, underground utilities, landscaping, a large pond, and parking for 238 vehicles.

    The campus is located at 178 Conservation Way in Sunderland, Vermont. The offering is described as the former Orvis headquarters, and the change in workplace needs has led to the current opportunity.

    For a tenant, owner-operator, or buyer looking for an established office campus, the building’s scale and multi-story configuration may support corporate headquarters, professional services, or other office-based uses, subject to applicable approvals. The presence of on-site water and septic capacity and ample parking can be practical considerations for operations, and the site improvements—including landscaping, signage, and an on-campus pond—help support ongoing facility use. Please note the business is not included in the sale.
    Location Intelligence

    Current Use by Public Records

    ORVIS HQ Corporate Office

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Sunderland
    County
    Bennington
    State
    Vermont
    Longitude
    -73.1247394
    Latitude
    43.0510987

    FAQs

    What type of property is this?
    Office building - Well-maintained office building on expansive acreage, supported by water and septic capacity and on-site parking.
    Where is this office building located?
    The property is located at 178 Conservation Way Sunderland, VT.
    What is the asking price?
    The asking price for this property is $5,850,000.
    What are key features of this property?
    This property features: 1998/1999‑built 3‑story office building totaling 58,000 sq ft for 220 occupants; Set on 351.88 acres with expansion possible; Water and septic systems built for 325+ occupants
    We can help!
    Listing Contact
    Dick Palmer
    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.

    More about this property
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