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    Riverfront Residential Home Lot Title is generated by Realmo AI

    Simonsville Road lot 3, Andover, VT 05143

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    Claim this Listing
    For Sale
    $85,000

    LAND - Andover, VT

    Lot size:
    3.99 Acres
    Added:
    Apr 21, 2026
    Days on Market:
    45
    Last Refresh:
    Jun 4 at 1:06 pm

    Property Features for Simonsville Road lot 3

    General Information

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

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    1131

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front
    1

    We can help!

    Listing Contact
    Geralyn Donohue

    Listing agent Geralyn Donohue

    Listing office Engel & Volkers Okemo 126 Main Street Ste 1A., Ludlow, VT

    Listing date Apr 21, 2026

    MLS# 5084620 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

    • 3.99 +/- acres in Andover with 1080' of river bank along the Williams River
    • Approved for a 4‑bedroom home
    • New survey completed
    • Revised site plan is in process
    • Water source: well needed; sewer: septic needed
    • Driveway leads to a field and mowing path to two separate meadows and the building site

    Overview

    The property consists of 3.99± acres of residential land in Andover. The lot is approved for a four-bedroom home and includes an updated survey. A revised site plan is currently in process. The property features approximately 1,080 feet of river bank along the Williams River, with a driveway that has been grassed over and opens to a field and mowing path leading toward two separate meadows and the building site.

    The setting supports year-round outdoor use, with proximity to skiing and recreation noted by the listing. The lot is described as being near Londonderry and Chester, and close to hiking and kayaking. Local activities and destinations mentioned include farmer’s markets and Weston Playhouse, along with antique stores and The Which Way Tavern.

    For buyers looking to build, the approved four-bedroom allocation provides a clear starting point for residential development planning. The updated survey and ongoing revised site plan help support next steps toward construction, while the established path to the meadows and building site can be useful for organizing site work and access during the build process.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Andover
    County
    Windsor
    State
    Vermont
    Longitude
    -72.69872177
    Latitude
    43.26250631

    Nearby Similar for Sale

    • $595,000

      Vermont Land with Recreational Potential

      220-acre woodland parcel near ski resorts and village amenities.
      0 Markham Mountain Road, Andover, VT 05143
      View Details
    • $3,150,000

      Breathtaking 506-Acre Parcel in Andover

      Land with meadows, woodlands, and potential for farming and equestrian pursuits.
      00 Marsh Cross Road, Andover, VT 05143
      View Details
    • $85,000

      Andover Land Near Skiing

      3.99 acre lot approved for a 4-bedroom home.
      00 Simonsville Road Lot 3, Andover, VT 05143
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential land in Andover approved for a four-bedroom home with significant Williams River frontage.
    Where is this residential land & home lot located?
    The property is located at Simonsville Road lot 3 Andover, VT.
    What is the asking price?
    The asking price for this property is $85,000.
    What are key features of this property?
    This property features: 3.99 +/- acres in Andover with 1080' of river bank along the Williams River; Approved for a 4‑bedroom home; New survey completed
    (802) 975-0338
    We can help!
    Listing Contact
    Geralyn Donohue
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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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    Simonsville Road lot: 3, Andover, VT 05143
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