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    Riverside Residential Land Title is generated by Realmo AI

    77 School Street, Marshfield, VT 05658

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    Claim this Listing
    For Sale
    $50,000

    LAND - Marshfield, VT

    Lot size:
    0.69 Acres
    Added:
    Aug 18, 2025
    Days on Market:
    292
    Last Refresh:
    Jun 5 at 2:06 pm

    Property Features for 77 School Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    res
    Standard status
    Active
    Lot size
    0.69 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    531

    Utilities

    Water source
    Well, Public
    Water front
    1

    We can help!

    Listing Contact
    Cameron North

    Listing agent Cameron North

    Listing office EXP Realty 50 Lakeside Ave., Swanton, VT

    Listing date Aug 18, 2025

    MLS# 5057014 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

    • Riverside property for seasonal living or a future build site
    • Water available from a well and public source
    • Approved house plan waiting to be built
    • Existing RV pad for seasonal stays (back onto, plug in and stay)

    Overview

    This residential land offering is a small riverside property designed for flexible seasonal use or future development. The site includes an existing RV pad, allowing you to park and stay seasonally while you plan next steps. For buyers looking to build, there is an approved house plan waiting to be built, providing a clear path from purchase to construction.

    The property is located in Marshfield, Vermont, with town conveniences described as within a short walk. The setting is positioned for peaceful enjoyment of the riverside environment while still keeping daily needs close by.

    As a result, the property can work well for owners seeking a seasonal retreat that can be used immediately via the RV pad, or for those planning to build a primary residence or second home using the approved plan. The combination of existing RV infrastructure and a permitted building direction supports a straightforward approach for buyers who want either immediate recreational use or a confirmed build outcome. Zoning is residential, aligning the land with home construction and related uses under the stated zoning.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Law Firm Building Supply Hair Salon Department Store Grocery & Convenience Store Garden Center Electrical Service (Bike/Boat/Book/etc) Store Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Marshfield
    County
    Washington
    State
    Vermont
    Longitude
    -72.35353813
    Latitude
    44.35022326

    Nearby Similar for Sale

    • $90,000

      Wooded Residential Building Lot

      A surveyed, permitted 5-acre parcel in Marshfield with state wastewater approval and approved well site for a 3-bedroom home.
      280 Guyette Road, Marshfield, VT 05658
      View Details
    • $90,000

      Marshfield Vacant Land Ready to Build

      5-acre surveyed lot with permits and utilities in place.
      280 Guyette Rd, Marshfield, VT 05658
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Residential land with an existing RV pad and an approved house plan for a future build.
    Where is this waterfront land located?
    The property is located at 77 School Street Marshfield, VT.
    What is the asking price?
    The asking price for this property is $50,000.
    What are key features of this property?
    This property features: Riverside property for seasonal living or a future build site; Water available from a well and public source; Approved house plan waiting to be built
    (802) 868-6367
    We can help!
    Listing Contact
    Cameron North
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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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