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    Two-Parcel Industrial Mixed-Use Land Title is generated by Realmo AI

    Route 302, Newbury, VT 05051

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    Claim this Listing
    For Sale
    $115,000

    LAND - Newbury, VT

    Lot size:
    21.50 Acres
    Added:
    Dec 7, 2024
    Days on Market:
    545
    Last Refresh:
    Jun 5 at 8:06 am

    Property Features for Route 302

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Comm/Resident/ Indust
    Standard status
    Active
    Lot size
    21.50 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1443

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Well Needed

    We can help!

    Listing Contact
    Scott Palzer

    Listing agent Scott Palzer

    Listing office Century 21 Farm & Forest/Burke 234 VT Rte 114, Derby, VT

    Listing date Dec 7, 2024

    MLS# 5024079 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

    • 21.5‑acre property made up of two parcels straddling Route 302, on the VAST Trail
    • 16‑acre parcel with Mixed‑Use zoning (Residential/Commercial on the SW side of Route 302)
    • Larger parcel has a gentle slope near the road and rises higher up for potential views; area once cleared is now overgrown
    • 5.5‑acre parcel across Route 302 (NE side) with Industrial zoning and moderate to steep grades below road level; access is difficult
    • Utilities noted: cable available; well needed for water and septic needed for sewer

    Overview

    This offering consists of two parcels totaling 21.5 acres that straddle Route 302 in Newbury, Vermont, with access that connects to the highway. The larger 16-acre parcel is described as having Mixed-Use zoning, with a Residential/Commercial orientation on the southwest side of Route 302. The terrain varies, including a gentle slope just off the road that rises toward the back, where it was previously cleared but is now overgrown with brush. The parcel is noted as having been logged about 12 years ago and is now wooded, with slightly moderate slope through much of the site and the back 25% featuring moderate to steep grades.

    The second parcel is 5.5 acres and sits across Route 302 on the northeast side, where it is described as having Industrial zoning. Access to this parcel is noted as being difficult due to moderate to steep grades below road level. The property is also described as being located on the VAST Trail, and it is approximately 1/4 mile west of the P&H Truck Stop.

    The combination of mixed-use and industrial zoning across the Route 302 divide may suit users seeking land for development scenarios that align with either zoning designation, while the site’s wooded, sloped configuration should be considered for access planning and any grading or sitework requirements.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Newbury
    County
    Orange
    State
    Vermont
    Longitude
    -72.1208
    Latitude
    44.1081

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    FAQs

    What type of property is this?
    Commercial land - Two contiguous parcels totaling 21.5 acres straddle Route 302, offering mixed-use and industrial zoning with trail access.
    Where is this commercial land located?
    The property is located at Route 302 Newbury, VT.
    What is the asking price?
    The asking price for this property is $115,000.
    What are key features of this property?
    This property features: 21.5‑acre property made up of two parcels straddling Route 302, on the VAST Trail; 16‑acre parcel with Mixed‑Use zoning (Residential/Commercial on the SW side of Route 302); Larger parcel has a gentle slope near the road and rises higher up for potential views; area once cleared is now overgrown
    (802) 334-1200
    We can help!
    Listing Contact
    Scott Palzer
    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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