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    Wooded Recreational Land Parcel Title is generated by Realmo AI

    Wheelock Road, Sutton, VT 05867

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    Claim this Listing
    For Sale
    $84,900

    LAND - Sutton, VT

    Lot size:
    17.60 Acres
    Added:
    Jan 9, 2026
    Days on Market:
    145
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for Wheelock Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Village District
    Standard status
    Active
    Lot size
    17.60 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1169

    We can help!

    Listing Contact
    Nicholas Maclure

    Listing agent Nicholas Maclure

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

    Listing date Jan 9, 2026

    MLS# 5073572 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

    • 17.6+/- acre wooded parcel in Sutton, VT, just outside the village
    • Gently sloping terrain that descends toward a quiet gravel road
    • Potential building sites on a wooded, private‑feeling parcel
    • Near year‑round recreation including Burke Mountain and Kingdom Trails
    • Close to area lakes, mountains, hunting, and birdwatching

    Overview

    This offering is a 17.6+/- acre wooded parcel in the Village District zoning classification. The terrain is described as gently sloping, descending toward a quiet gravel road, creating a private setting with natural ground cover and areas that may work as future building sites or recreational spaces.

    The property is located just outside the village of Sutton, Vermont. The public remarks indicate convenient access to year-round outdoor recreation, with proximity to Burke Mountain, Kingdom Trails, and area lakes and mountains, along with opportunities for hunting and birdwatching. The parcel is also described as being less than 30 minutes from larger towns with box stores, grocery stores, and other everyday amenities.

    This land is suited for buyers looking for acreage that can accommodate a private camp, hunting and outdoor recreation plans, or a future homesite subject to applicable development requirements. With the described slope and natural setting near a gravel road, the parcel offers a rural layout for those who want privacy while staying within reach of local services.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Sutton
    County
    Caledonia
    State
    Vermont
    Longitude
    -72.0275341
    Latitude
    44.6280667

    Nearby Similar for Sale

    • $650,000

      Act 250 Permitted Gravel Pit

      94.9-acre Sutton River frontage parcel with an Act 250 permitted gravel pit and predominantly forested terrain.
      939 U.S. Route 5, Sutton, VT 05867
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    • $29,900

      Sutton, VT Land For Sale

      2.31 acre lot with road frontage and easy access.
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    • $84,900

      Sutton Vermont Wooded Acreage

      17.6 acres of wooded land in Sutton, Vermont.
      00 Wheelock Rd, Sutton, VT 05867
      View Details

    FAQs

    What type of property is this?
    Hunting land - Wooded, gently sloping acreage in Sutton with frontage along a quiet gravel road and room to plan future use.
    Where is this hunting land located?
    The property is located at Wheelock Road Sutton, VT.
    What is the asking price?
    The asking price for this property is $84,900.
    What are key features of this property?
    This property features: 17.6+/- acre wooded parcel in Sutton, VT, just outside the village; Gently sloping terrain that descends toward a quiet gravel road; Potential building sites on a wooded, private‑feeling parcel
    (802) 334-1200
    We can help!
    Listing Contact
    Nicholas Maclure
    Request Owner's contact information
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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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