36 Vest Haven Dr · Burlington, VT 05408

$265,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 154 Days on market

Built 1957 6,969 sqft lot $189/sqft · 38% below area Est $427k · 38% under

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Why this score? — see what drove the C+ 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Burlington home features 3 beds, 1 bath on . 16 acres nestled on a quiet street in the New North End. Close proximity to Burlington Bike Path, Beaches & shops. This property is occupied. Do not approach property, trespass or disturb occupants . The property is now active in online auction.

Key facts

• 6,969 sq ft lot
• Built 1957
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.2% in Burlington — 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 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B; Watch: cost of living D, crime F, amenities F.
• Zoned schools: J. J. Flynn School (math 27% / reading 42%, grade F, #123 of 192 statewide, top 66%, 327 students, 54% FRL); Edmunds Middle School (math 42% / reading 57%, grade C, #8 of 26 statewide, top 32%, 365 students, 50% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $427,237
• List price: $265,000
• Delta: -37.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Plattsburg Ave	0.21mi	3/1.0	1,488 (+6%)	10mo	$355,000	$239	72
1616 North Ave	0.28mi	3/1.0	1,369 (-2%)	15mo	$420,000	$307	71
2069 North Ave	0.43mi	3/2.5	1,447 (+3%)	9mo	$465,000	$321	62
1968 North Ave	0.26mi	4/2.0 (+1)	1,360 (-3%)	16mo	$430,000	$316	60
45 Green Acres Dr	0.58mi	4/1.0 (+1)	1,350 (-4%)	3mo	$260,000	$193	59
36 Plattsburg Ave	0.31mi	4/1.0 (+1)	1,296 (-8%)	14mo	$398,000	$307	56
61 Cross Pkwy	0.64mi	3/1.0	1,479 (+5%)	8mo	$367,000	$248	54
171 Pleasant Ave	0.69mi	3/1.0	1,350 (-4%)	17mo	$394,000	$292	48
63 Birch Ct	0.51mi	4/1.5 (+1)	1,208 (-14%)	2mo	$450,000	$373	44
32 Starr Farm Bch	0.66mi	4/1.0 (+1)	1,448 (+3%)	18mo	$465,000	$321	44
1381 North Ave	0.73mi	3/1.0	1,276 (-9%)	19mo	$440,000	$345	35
49 Oakland Ter	0.73mi	3/1.5	1,210 (-14%)	12mo	$515,000	$426	31

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-22,327
• Equity at exit: $39,512

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $7,234
• Equity at exit: $22,912

Cash invested: $74,200 (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 05408

• Active inventory: 44
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,740 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$342 /mo · $4,099/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $323

Break-even live

Break-even rent $2,331

Max offer price $265,000

Occupancy floor 83%

Sensitivity live

Price	-10% $473	-5% $398	+0% $323	+5% $248	+10% $173
Rent	-10% $106	-5% $215	+0% $323	+5% $431	+10% $539
Rate	-1.0pp $456	-0.5pp $390	base $323	+0.5pp $254	+1.0pp $184

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Valade St Burlington, VT	2.0	1.0	1080	$2,400	$2.22	22d	1	0.23mi
1540 North Ave Burlington, VT	3.0	1.5	1220	$2,600	$2.13	45d	1	0.45mi
38 Marshall Dr Burlington, VT	3.0	2.0	1168	$3,250	$2.78	45d	1	0.90mi
108 Lopes Ave Burlington, VT	4.0	1.5	1600	$3,900	$2.44	45d	1	1.10mi

Listing history 12 events

1. 2026-06-21
   days on market $265,000 Active 154 DOM
2. 2026-06-19
   days on market $265,000 Active 152 DOM
3. 2026-06-18
   days on market $265,000 Active 151 DOM
4. 2026-06-17
   days on market $265,000 Active 150 DOM
5. 2026-06-16
   days on market $265,000 Active 149 DOM
6. 2026-06-15
   days on market $265,000 Active 148 DOM
7. 2026-06-14
   days on market $265,000 Active 146 DOM
8. 2026-06-13
   days on market $265,000 Active 145 DOM
9. 2026-06-10
   days on market $265,000 Active 143 DOM
10. 2026-06-09
    days on market $265,000 Active 142 DOM
11. 2026-06-09
    days on market $265,000 Active 141 DOM
12. 2026-01-07
    listed $265,000 Active 296-char remark

    Show marketing remark (296 chars)

    Burlington home features 3 beds, 1 bath on . 16 acres nestled on a quiet street in the New North End. Close proximity to Burlington Bike Path, Beaches & shops. This property is occupied. Do not approach property, trespass or disturb occupants . The property is now active in online auction.

ⓘ 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: $4,099 · $342/mo
• Projected year-2 tax: $4,567 · $381/mo
• Expected delta: +$468/yr (+$39/mo · 11.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,880
• − Mortgage interest: −$14,844
• − Property taxes: −$4,099
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$7,709
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $3,961/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 — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• City population: 31,662
• Population (ZIP): 10,199

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 5%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 3% Spanish 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.09%
• Current HPI: 319.5442
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-07 Listed $265,000 PrimeMLS

Property tax history

+22.5%/yr

Latest (2024): $4,099 · +8.5% YoY. Source: county tax records.