21 C St · Barre, VT 05641

$199,900

4 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 13 Days on market

Built 1900 10,018 sqft lot Est $270k · 26% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming older home with eat-in kitchen, formal dining room, HW floors, new windows, new roof, 10 x 12 deck in nice neighborhood. Priced below appraised value.

Key facts

• Functional kitchen
• Manageable yard
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• MANAGEABLE YARD
• OUTDOOR RELAXATION
• DECK
• FIRE PIT

Property features AI

Finance

• Other: Taxes TBD
• Financial info: Property is foreclosed/bank-owned/REO; Scheduled auction on 2026-06-11 (reserve price; 8AM)

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; GMP electric; High-speed internet available; Cable and telephone service available (Spectrum); Fuel service available (Choice)
• Home design: Cape-style home; Existing construction; White exterior
• Construction: Wood frame construction with vinyl siding; Asphalt shingle roof; Built in 1900
• Exterior features: Corner lot; Level to sloping and steep areas; Paved driveway; Road frontage on a public, publicly maintained paved road

Interior

• Kitchen: Kitchen — 11 x 11; Electric range; Refrigerator
• Bedrooms: Master bedroom (2nd level) — 15 x 12; Bedroom with bath (2nd level) — 12 x 11; Bedroom (2nd level) — 10 x 8
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot air heating
• Interior features: 7 rooms; Basement with interior access and concrete floor
• Laundry & utility: Laundry room — 5 x 5

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.7% vs local median 4.5% in Barre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Barre City Elementary/Middle School (math 20% / reading 33%, grade F, #159 of 192 statewide, top 83%, 784 students, 39% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $132k; list at $200k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $269,688
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Ayers St	0.37mi	3/1.5 (-1)	1,365 (+3%)	12mo	$286,000	$210	60
9 Trow Ave	0.21mi	3/2.0 (-1)	1,240 (-6%)	15mo	$201,000	$162	58
4 Downes Ave	0.53mi	3/1.0 (-1)	1,440 (+9%)	1mo	$300,000	$208	55
145 Washington St	0.43mi	3/1.5 (-1)	1,384 (+5%)	20mo	$279,900	$202	48
52 Biggs St	0.73mi	3/1.0 (-1)	1,396 (+6%)	5mo	$285,000	$204	48
9 Green St	0.23mi	3/2.5 (-1)	1,508 (+14%)	9mo	$280,000	$186	47
17 Philbrook St	0.59mi	3/1.0 (-1)	1,248 (-6%)	15mo	$383,000	$307	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,369
• Equity at exit: $29,806

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $27,877
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $409

Break-even live

Break-even rent $1,618

Max offer price $199,900

Occupancy floor 76%

Sensitivity live

Price	-10% $522	-5% $466	+0% $409	+5% $353	+10% $296
Rent	-10% $240	-5% $325	+0% $409	+5% $493	+10% $578
Rate	-1.0pp $510	-0.5pp $460	base $409	+0.5pp $357	+1.0pp $305

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $199,900 Active 13 DOM
2. 2026-06-18
   days on market $199,900 Active 12 DOM
3. 2026-06-17
   days on market $199,900 Active 11 DOM
4. 2026-06-16
   days on market $199,900 Active 10 DOM
5. 2026-06-15
   days on market $199,900 Active 9 DOM
6. 2026-06-14
   days on market $199,900 Active 7 DOM
7. 2026-06-12
   days on market $199,900 Active 6 DOM
8. 2026-06-09
   days on market $199,900 Active 3 DOM
9. 2026-06-08
   days on market $199,900 Active 2 DOM
10. 2026-06-07
    remarks 664-char remark
11. 2026-06-07
    listed $199,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $1,760 · $147/mo
• Projected year-2 tax: $2,779 · $232/mo
• Expected delta: +$1,019/yr (+$85/mo · 57.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,630
• − Mortgage interest: −$11,198
• − Property taxes: −$1,760
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,815
• Taxable income: $1,757
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $4,487/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+135.2% since first listed

7 events — show timeline

• 2026-06-04 Listed $199,900 PrimeMLS
• 2006-02-23 Sold (Public Records) $132,000 Public Records
• 2006-02-21 Sold (MLS) $132,000 PrimeMLS
• 2005-10-27 Listed $135,000 PrimeMLS
• 2002-07-31 Sold (MLS) $85,000 PrimeMLS
• 2002-06-24 Delisted — PrimeMLS
• 2002-06-03 Listed $85,000 PrimeMLS

Property tax history

+16.0%/yr

Latest (2024): $1,760 · +0.7% YoY. Source: county tax records.