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    Waterfront Land with Sandy Shoreline Title is generated by Realmo AI

    1850 Stock Farm Road lot 68, Randolph, VT 05060

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    Claim this Listing
    For Sale
    $75,000

    LAND - Randolph, VT

    Lot size:
    11.64 Acres
    Added:
    May 27, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 4 at 7:06 am

    Property Features for 1850 Stock Farm Road lot 68

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Res & FPO
    Standard status
    Active
    Lot size
    11.64 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    1652

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Well Needed, Private
    Water front
    1

    We can help!

    Listing Contact
    Jess Kerns

    Listing agent Jess Kerns

    Listing office KW Vermont 68 Randall St., South Burlington, VT

    Listing date May 27, 2026

    MLS# 5091186 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

    • +/- 11.64‑acre property with private sandy shoreline on the Third Branch of the White River
    • 580+ feet of river frontage, with approx. 5 acres of agricultural fields planted with corn
    • Includes both sides of Stock Farm Road; road is plowed and maintained by the town
    • Wooded, steeply sloped eastern side with approx. 3‑acre elevated plateau suitable for a potential homesite
    • Soil tested and approved for a septic system; septic not yet permitted and further investigation needed
    • Within Green Mountain Stock Farm covenants with annual association dues of $400; utilities available along road frontage (Cable available; ECFiber/Consolidated servicing nearby)

    Overview

    This approximately 11.64-acre waterfront land parcel offers a mix of open agricultural area and wooded terrain. The western side includes about 5 acres of agricultural fields currently planted with corn and features approximately 580+ feet of river frontage with sandy shoreline along the Third Branch of the White River. The land is described as slightly rolling to flat and sits within the town’s Flood Plain Overlay district, supporting agricultural and recreational use. The eastern side is wooded and steeply sloped up to an elevated plateau of approximately 3 acres. Soil has been tested and approved for a septic system, though the lot has not yet been permitted and additional investigation is needed. Utilities are available along the road frontage.

    The parcel stretches across both sides of Stock Farm Road, which is plowed and maintained by the town. The property is located within the Green Mountain Stock Farm community, subject to its covenants and annual Association dues of $400 that support maintenance of the community trail system. Nearby service is noted for ECFiber and Consolidated.

    The configuration suits buyers seeking a small farm or a quiet recreational retreat by the river, with wooded acreage and an elevated plateau that could support a future homesite overlooking the river valley. With septic approval already completed and utilities available near the road frontage, the next step for a buyer is verifying permitting status and any additional requirements identified through further investigation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Building Supply Auto Repair Shop Gym & Fitness Center Storage Facility Daycare Center Pet Store Pet Store & Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Randolph
    County
    Orange
    State
    Vermont
    Longitude
    -72.64318833
    Latitude
    43.90480562

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Waterfront parcel with sandy shoreline, agricultural fields, and wooded homesite potential along the Third Branch of the White River.
    Where is this agricultural land / farmland located?
    The property is located at 1850 Stock Farm Road lot 68 Randolph, VT.
    What is the asking price?
    The asking price for this property is $75,000.
    What are key features of this property?
    This property features: +/- 11.64‑acre property with private sandy shoreline on the Third Branch of the White River; 580+ feet of river frontage, with approx. 5 acres of agricultural fields planted with corn; Includes both sides of Stock Farm Road; road is plowed and maintained by the town
    (802) 654-8500
    We can help!
    Listing Contact
    Jess Kerns
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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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