VT-453196
1242 County Road 121
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Orleans County, Vermont. Wooded hill land with current-use tax enrollment.
View Orleans market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
547 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $12,911 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VT-533208 Gravel · Power at road | 5.1 | Mar 3, 2026 | $42,600 | 8,336 | 6,213 | 6.9 mi | 85 |
| VT-244160 Dirt · Power at road | 10.2 | Jul 27, 2026 | $49,100 | 4,821 | 4,290 | 3.6 mi | 78 |
| VT-754139 Landlocked · Power at road | 10.0 | Jul 27, 2026 | $40,100 | 3,999 | 4,495 | 3.6 mi | 76 |
| VT-783761 Dirt · Power at road | 7.6 | Dec 4, 2024 | $51,600 | 6,771 | 6,306 | 2.6 mi | 72 |
| VT-114910 Landlocked · Power at road | 17.5 | Mar 14, 2025 | $70,300 | 4,013 | 5,039 | 7.0 mi | 58 |
Show adjustment detail for the top comp
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (5 mo)+1.9%
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.