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    Maple Sugaring Farm with Sugarhouse Title is generated by Realmo AI

    VT Route 102, Canaan, VT 05903

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    Claim this Listing
    For Sale
    Under Contract
    $409,900

    LAND - Canaan, VT

    Property size:
    2,700 SF
    Lot size:
    182.00 Acres
    Price / SF:
    $151/SF
    Added:
    Apr 10, 2026
    Days on Market:
    56
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for VT Route 102

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Canaan
    Standard status
    Active Under Contract
    Lot size
    182.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3690

    Utilities

    Utilities
    Propane
    Water source
    Well

    We can help!

    Listing Contact
    Bruno Marquis

    Listing agent Bruno Marquis

    Listing office Century 21 Farm & Forest 34 Up North Dr, Derby, VT

    Listing date Apr 10, 2026

    MLS# 5083042 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

    • 180‑acre sugaring operation with over 9,000 taps and a gravity‑fed right‑of‑way to a newly built 2,700 SF sugarhouse
    • Sugarhouse newly constructed in 2025 on a separate 2‑acre parcel
    • On‑site power includes an 80 kW Generac propane generator and a 50 kW John Deere diesel generator
    • Propane utilities with water from a well
    • Includes 4x12 Dominion & Grimm evaporator with preheater (fuel oil) and 3x10 Leader evaporator (wood)
    • Equipment included: Lapierre reverse osmosis system (4 post) plus CDL 300 CFM vacuum pump and Airabio 7.5 HP 80 CFM vacuum pump

    Overview

    This offering includes an approximately 180-acre sugaring operation with over 9,000 taps and a newly constructed 2,700 sq ft sugarhouse built in 2025 on a separate 2-acre parcel. A gravity-fed right-of-way connects the sugarbush to the sugarhouse, supporting the processing flow from the collection area to the building. Power is provided by an 80kW Generac propane generator and a 50kW John Deere diesel generator.

    The property is located on VT Route 102 in Canaan, Vermont. The package is presented as part of the Family Farm Carbon Program. Included infrastructure and equipment cover key elements of a fully equipped maple production setup, including multiple evaporators, reverse osmosis, vacuum pumping systems, storage tanks, and additional processing hardware.

    For operators or buyers looking for an established, operational maple sugaring platform, the sale includes evaporators (fuel oil and wood-fired configurations noted), Lapierre reverse osmosis with multiple pumps, several vacuum pump units, a filtration system with filter press, and a large set of stainless storage tanks. Maple tubing and tools are included as part of the equipment package, and the UTVs and trailer are negotiable. The sugarhouse interior (kitchen and bathroom) requires finishing, and the building needs siding, with certain components listed as included with the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Canaan
    County
    Essex
    State
    Vermont
    Longitude
    -71.5207842
    Latitude
    44.9140997

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    FAQs

    What type of property is this?
    Farm - Multi-acre sugaring operation with 2,700 sq ft sugarhouse, gravity-fed conveyance, and extensive tapping and processing equipment.
    Where is this farm located?
    The property is located at VT Route 102 Canaan, VT.
    What is the asking price?
    The asking price for this property is $409,900.
    What are key features of this property?
    This property features: 180‑acre sugaring operation with over 9,000 taps and a gravity‑fed right‑of‑way to a newly built 2,700 SF sugarhouse; Sugarhouse newly constructed in 2025 on a separate 2‑acre parcel; On‑site power includes an 80 kW Generac propane generator and a 50 kW John Deere diesel generator
    (802) 334-1200
    We can help!
    Listing Contact
    Bruno Marquis
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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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