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    Waterfront Residential Land Lot Title is generated by Realmo AI

    Passage View Lane lot 8, Grand Isle, VT 05458

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    Claim this Listing
    For Sale
    $850,000

    LAND - Grand Isle, VT

    Lot size:
    5.28 Acres
    Added:
    Dec 17, 2025
    Days on Market:
    169
    Last Refresh:
    Jun 4 at 2:06 am

    Property Features for Passage View Lane lot 8

    General Information

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

    Utilities

    Utilities
    Cable Available
    Sewer type
    Mound Septic
    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Franz Rosenberger

    Listing agent Franz Rosenberger

    Listing office Coldwell Banker Islands Realty 38 Community Lane, Box 3., South Hero, VT

    Listing date Dec 17, 2025

    MLS# 5072278 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

    • 5.28‑acre waterfront lot on Passage View Lane at the northern tip of Simms Point with approximately 308 ft of gradual shoreline
    • Direct lakefront access to the Inland Sea via the Grand Isle Drawbridge and the Broad Lake of Lake Champlain via Bow and Arrow Point
    • Survey completed; driveway installed and septic system installed
    • Septic system permitted for a 4‑bedroom single‑family home
    • Underground power and a cable sleeve plus Grand Isle Fire District #4 water located near the end of Passage View Lane near the SW corner
    • Subdivided property on a private road with HOA maintaining the road

    Overview

    This waterfront land parcel offers approximately 308 feet of gradual shoreline with a mix of open meadow and hardwoods. The property has been surveyed and is subdivided, positioned to support a custom home site. Site improvements already in place include a driveway and a septic system that is permitted for a 4-bedroom single-family residence.

    The lot is located on Passage View Lane at the northern tip of Simms Point within the Shoreline Residential zoning. It includes direct waterfront frontage and access to the Inland Sea and Lake Champlain via the Grand Isle Drawbridge and the Broad lake of Lake Champlain through Bow and Arrow Point. The property is on a private road, with an HOA responsible for maintaining the road. Underground power and a sleeve for cable, along with Grand Isle Fire District #4 water, are located near the end of Passage View Lane near the property’s southwest corner.

    For buyers seeking a waterfront build site in Grand Isle, the combination of surveyed land, installed driveway, and a permitted septic design provides a practical foundation for residential development. The established utility locations near the property can help streamline early planning, while the shoreline configuration supports a home design oriented to the water.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Grand Isle
    County
    Grand Isle
    State
    Vermont
    Longitude
    -73.30709509
    Latitude
    44.75133995

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    FAQs

    What type of property is this?
    Waterfront Land - Buildable shoreline parcel with gradual waterfront frontage, installed driveway and septic, and permitted septic for a 4-bedroom home.
    Where is this waterfront land located?
    The property is located at Passage View Lane lot 8 Grand Isle, VT.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 5.28‑acre waterfront lot on Passage View Lane at the northern tip of Simms Point with approximately 308 ft of gradual shoreline; Direct lakefront access to the Inland Sea via the Grand Isle Drawbridge and the Broad Lake of Lake Champlain via Bow and Arrow Point; Survey completed; driveway installed and septic system installed
    (802) 372-5777
    We can help!
    Listing Contact
    Franz Rosenberger
    Learn More
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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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