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    Privately Elevated Village Commercial Lot Title is generated by Realmo AI

    2366 Middletown Road, Londonderry, VT 05148

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    For Sale
    $325,000

    LAND - Londonderry, VT

    Lot size:
    3.42 Acres
    Added:
    Oct 10, 2025
    Days on Market:
    239
    Last Refresh:
    Jun 5 at 2:06 pm

    Property Features for 2366 Middletown Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Res, Village Commercial
    Standard status
    Active
    Lot size
    3.42 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1885

    Utilities

    Utilities
    Cable Available
    Water source
    Spring

    We can help!

    Listing Contact
    Bob Maisey

    Listing agent Bob Maisey

    Listing office Berkshire Hathaway HomeServices Stratton Home 54 VT. Rte 30., Bondville, VT

    Listing date Oct 10, 2025

    MLS# 5065288 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

    • Lot overlooks the town and is located about 500 paces up Middletown Road, within walking distance to the village of Londonderry.
    • Site includes a hill for privacy and security, and spring water flows to the base of the hill at one end of the property.
    • Londonderry village commercial zoning provides options for multiple residential units, a multi‑family estate, and small businesses.
    • Utilities include cable available.
    • Close to the intersection of Rt 100 and Rt 11, with access to multiple ski areas including Magic Mountain, Stratton, Bromley, Okemo, and Mt Snow.

    Overview

    This 3.42-acre lot is located approximately 500 paces up the hill on Middletown Road and overlooks the town from an elevated position. The property includes a hill feature that provides privacy and security, and spring water flows to the base of the hill at one end of the site. It is offered under Res, Village Commercial zoning, which allows for multiple residential units such as condos, a multi-family estate, and/or various small business uses, subject to local requirements.

    The parcel is within walking distance to the village of Londonderry. It also sits near the intersection of Rt 100 and Rt 11, providing convenient access to a regional recreation area that includes Magic Mountain, Stratton, Bromley, Okemo, Mount Snow, the Viking Nordic Center, and the Appalachian Trail. The listing notes travel times of approximately 4+ hours to NYC and 3+ hours to Boston, with Vermont bordering both Canada and Lake Champlain.

    For buyers, this is a hillside, spring-water lot suited to development concepts that fit village commercial zoning and can take advantage of the site’s elevated, private setting. Interested parties should review Londonderry’s current zoning requirements and approvals process to confirm which residential and small business options are best aligned with their plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Londonderry
    County
    Windham
    State
    Vermont
    Longitude
    -72.80533496
    Latitude
    43.22479509

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    FAQs

    What type of property is this?
    Commercial land - A 3.42-acre site with spring-fed water and hillside privacy, offering village commercial zoning flexibility in Londonderry.
    Where is this commercial land located?
    The property is located at 2366 Middletown Road Londonderry, VT.
    What is the asking price?
    The asking price for this property is $325,000.
    What are key features of this property?
    This property features: Lot overlooks the town and is located about 500 paces up Middletown Road, within walking distance to the village of Londonderry.; Site includes a hill for privacy and security, and spring water flows to the base of the hill at one end of the property.; Londonderry village commercial zoning provides options for multiple residential units, a multi‑family estate, and small businesses.
    (802) 297-2100
    We can help!
    Listing Contact
    Bob Maisey
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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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    2366 Middletown Road, Londonderry, VT 05148
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