Grand Isle County, VT · Sold

VT-447013

1457 County Road 333

$390,100

$4,851/ac · 80.42 ac

Offer report Market this tract

Acreage80.42 ac

Price per acre$4,851/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedDec 26, 2024

Coordinates44.8219, -73.3166

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County GIS boundary

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County market

Grand Isle County, Vermont. Wooded hill land with current-use tax enrollment.

View Grand Isle market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands1.5% of tract

Little to no mapped wetland coverage.

Average slope24.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,452 ft of deeded road frontage.

Power83 ft away

Power at or near the road.

Buildable area47.53 of 80.42 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$508,159

$397,066 – $619,251 · $6,319/ac on 80.42 ac

Asking vs estimate

-23.2%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $390,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$290,376

$3,611/ac · +30.0% target margin

You need $99,724 off asking to hit this margin.

All-in cost$315,058

Net resale$467,506

Projected profit$152,448

ROI+48.4%

Annualized+69.3%

Break-even resale$4,258/ac

Profit if resale lands off target

-20%

$58,947

-10%

$105,697

$152,448

+10%

$199,198

+20%

$245,949

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-907038 Dirt · Full utilities	81.9	Jul 27, 2026	$692,300	8,454	6,974	3.4 mi	90
VT-756887 Dirt · Full utilities	73.4	May 23, 2026	$576,300	7,851	6,363	3.4 mi	87
VT-177091 Landlocked · Full utilities	85.1	Jul 27, 2026	$361,000	4,242	4,466	4.7 mi	85
VT-867097 Dirt · Power at road	85.5	Mar 11, 2025	$751,400	8,793	9,455	6.3 mi	79
VT-197061 Dirt · Power at road	83.3	Dec 3, 2023	$386,900	4,647	5,217	2.1 mi	78
VT-208153 Gravel · Off grid	183.7	Jun 22, 2026	$761,600	4,147	5,215	4.8 mi	77
VT-907952 Gravel · Off grid	158.8	Nov 7, 2025	$886,400	5,583	6,923	0.7 mi	72
VT-486267 Gravel · Power at road	46.8	May 8, 2025	$304,400	6,498	5,242	6.4 mi	69
VT-357443 Paved · Full utilities	109.8	Apr 30, 2024	$1,132,900	10,317	7,287	3.4 mi	68
VT-218139 Paved · Power at road	181.8	Jun 22, 2025	$1,171,200	6,442	6,062	7.1 mi	65

Show adjustment detail for the top comp

Utilities (Full utilities → Power at road)-18.0%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV