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    Waterfront Farmland Parcel Title is generated by Realmo AI

    4 Cutler Road, Plainfield, NH 03781

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    Claim this Listing
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    For Sale
    $400,000

    LAND - Plainfield, NH

    Lot size:
    26.60 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for 4 Cutler Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RC2-RU
    Standard status
    Active
    Lot size
    26.60 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1494

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed, Private
    Water front
    1

    We can help!

    Listing Contact
    Doreen Berendes

    Listing agent Doreen Berendes

    Listing office Coldwell Banker Realty Bedford NH 166 Rte 101, Bedford, NH

    Listing date Jun 3, 2026

    MLS# 5092571 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

    • 26.6‑acre parcel in Plainfield, NH with a ready‑to‑build cleared 1‑acre homesite
    • Over 3,300 ft of frontage on scenic Willow Brook, plus more than 2,100 ft along town‑maintained Cutler Road
    • Approximately 14 acres of open farmland and 9.6 acres of woodland, with both upper and lower fields maintained for horse hay
    • Utilities available at the road along Cutler Road: electric, telephone, and cable
    • Water source: private well needed; sewer: septic needed

    Overview

    This 26.6-acre parcel offers a cleared, ready-to-build 1-acre homesite plus established agricultural ground and woodland. The property includes approximately 14 acres of open farmland and 9.6 acres of woodland, with both upper and lower fields maintained and currently hayed by a local dairy farmer. Multiple potential house and barn sites are noted, supported by easy driveway access across the parcel. Utilities, including electric, telephone, and cable, are available at the road.

    The land features over 3,300 feet of frontage on Willow Brook and more than 2,100 feet along town-maintained Cutler Road, providing strong water access and practical road access. The offering is situated in a rural agricultural community with year-round recreation nearby, including hiking, biking, fishing, snowmobiling, ATV riding, and horseback riding. Ski access is described as approximately 30 to 60 minutes to numerous ski mountains, with shopping close by.

    Designed for buyers looking to build a private country residence while maintaining active farmland, the acreage supports use as a gentleman’s farm, homestead, or other personal agricultural setup. The combination of a prepared homesite, maintained fields, and substantial brook frontage can suit owners who want room for gardens, orchards, or pasture alongside woodland space.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Plainfield
    County
    Sullivan
    State
    New Hampshire
    Longitude
    -72.2968107
    Latitude
    43.5496445

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Scenic farmland with brook frontage and a ready 1-acre homesite for a country build or gentleman’s farm use.
    Where is this agricultural land / farmland located?
    The property is located at 4 Cutler Road Plainfield, NH.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: 26.6‑acre parcel in Plainfield, NH with a ready‑to‑build cleared 1‑acre homesite; Over 3,300 ft of frontage on scenic Willow Brook, plus more than 2,100 ft along town‑maintained Cutler Road; Approximately 14 acres of open farmland and 9.6 acres of woodland, with both upper and lower fields maintained for horse hay
    (603) 848-9559
    We can help!
    Listing Contact
    Doreen Berendes
    Request Owner's contact information
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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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