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    River-Access Tree-Farmed Land Title is generated by Realmo AI

    400 Scruton Pond Road, Barrington, NH 03825

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    For Sale
    $2,200,000

    LAND - Barrington, NH

    Lot size:
    39.64 Acres
    Added:
    Aug 8, 2022
    Days on Market:
    1397
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 400 Scruton Pond Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    Lot size
    39.64 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    104

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front
    1

    We can help!

    Listing Contact
    Jason Saphire

    Listing agent Jason Saphire License #9086666

    Listing office www.HomeZu.com 292 Newbury St. #346, Boston, NH

    Listing date Aug 8, 2022

    MLS# 4924396 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

    • 3 lots sold together for nearly 40 acres
    • Direct river access
    • Non‑flood/non‑wet plot
    • Property in current use under an active tree farming plan
    • Water source: well needed
    • Sewer: septic needed

    Overview

    This offering consists of three lots being sold together, totaling nearly 40 acres and providing direct river access. The property is described as non-flood/non-wet, and it is presently in current use under an active tree-farming plan. The configuration is well suited for continued agricultural use or for buyers looking to pursue their own plans for the land.

    The land is located in Barrington, New Hampshire, at 400 Scruton Pond Road. Zoning is listed as Residential. The seller notes the potential to use the site for homesteading and farming, and also to explore permissions that may relate to subdivision.

    Because the tract is already under an active tree-farming program and is characterized as non-flood/non-wet, it may appeal to buyers seeking a working landscape they can maintain while evaluating longer-term development or land-use options. Prospective buyers should review the Residential zoning designation and any subdivision or permitting requirements during their due diligence, given that the property’s intended use and approvals will depend on local regulations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Auto Repair Shop Kitchen & Bath Showroom Travel Agency Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Barrington
    County
    Strafford
    State
    New Hampshire
    Longitude
    -71.02722
    Latitude
    43.24203

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Nearly 40 acres with direct river access, currently in an active tree-farming use in Barrington.
    Where is this agricultural land / farmland located?
    The property is located at 400 Scruton Pond Road Barrington, NH.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: 3 lots sold together for nearly 40 acres; Direct river access; Non‑flood/non‑wet plot
    (877) 249-5478
    We can help!
    Listing Contact
    Jason Saphire
    Real Estate License ID: 9086666
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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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    400 Scruton Pond Road, Barrington, NH 03825
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