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    Commercial-Industrial Development Farmland Title is generated by Realmo AI

    US Route 2, St Johnsbury, VT 05819

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    For Sale
    $645,000

    LAND - St. Johnsbury, VT

    Lot size:
    105.00 Acres
    Added:
    Oct 23, 2025
    Days on Market:
    225
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for US Route 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Commercial/Industrial
    Standard status
    Active
    Lot size
    105.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    639

    Utilities

    Utilities
    Cable Available
    Water front
    1

    We can help!

    Listing Contact
    Rosemary Gingue

    Listing agent Rosemary Gingue

    Listing office Begin Realty Associates 309 Portland Street, St. Johnsbury, VT

    Listing date Oct 23, 2025

    MLS# 5067298 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

    • 105‑acre parcel +/- in St. Johnsbury, VT and Waterford, VT, up on the hillside and bordering I‑93 and Route 2
    • Access from Route 2 on the St. Johnsbury side via an old farm road; cable may be available at the bottom of the access lane
    • Land is enrolled in the State of Vermont Current Use/Land Use Value program
    • Portion of the land is planted to soybeans, with the owner's son having a right to harvest in Fall 2025
    • Includes wooded areas and trail access for snowmobiling
    • Lane along the Moose River is a right of way for Roots Too Farm to access their back pasture/field

    Overview

    This 105-acre parcel sits up high on the hillside and includes wooded areas as well as open land planted to soybeans. Access is from Route 2 on the St. Johnsbury side via an old farm road described as in excellent condition. The lane is described as a right of way for the “Roots Too Farm” at the top of the hill in East St. Johnsbury to reach back pasture/field areas. The property is enrolled in the State of Vermont Current Use/Land Use Value program, and the owner’s son has a right to harvest the soybeans in the fall of 2025. The seller notes additional lease possibilities if the buyer wants to keep the land in farming.

    The parcel is located in St. Johnsbury and Waterford, VT, and borders I-93 and Route 2. The listing remarks describe it as having 360-degree views and a central location relative to St. Johnsbury and Littleton, NH, as well as nearby skiing and Burke Mountain/Kingdom Trails. The property also includes trail access for snowmobiling, according to the remarks.

    Zoned Commercial/Industrial, the land may fit buyers looking for a site with significant acreage, existing farm planting in place, and options to pursue development consistent with the towns’ zoning bylaws. It may also be considered by buyers who want to retain the parcel in the Current Use/Land Use Value program while planning next steps. One owner is a licensed Vermont real estate broker.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    St Johnsbury
    County
    Caledonia
    State
    Vermont
    Longitude
    -71.9509413
    Latitude
    44.4325417

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Hillside 105-acre parcel with access from Route 2 and bordering I-93, currently planted in soybeans.
    Where is this agricultural land / farmland located?
    The property is located at US Route 2 St Johnsbury, VT.
    What is the asking price?
    The asking price for this property is $645,000.
    What are key features of this property?
    This property features: 105‑acre parcel +/- in St. Johnsbury, VT and Waterford, VT, up on the hillside and bordering I‑93 and Route 2; Access from Route 2 on the St. Johnsbury side via an old farm road; cable may be available at the bottom of the access lane; Land is enrolled in the State of Vermont Current Use/Land Use Value program
    (802) 748-2045
    We can help!
    Listing Contact
    Rosemary Gingue
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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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    US Route 2, St. Johnsbury, VT 05819
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