9 Depot St · Readsboro, VT 01350

$111,000

4 bd · 3.0 ba · 3,240 sqft · SingleFamily public records · 72 Days on market

Built 1890 0.30 ac lot ↓ 44% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

An exciting mixed-use investment opportunity with strong income potential. This property features a spacious 4 bedroom apartment on the second floor. Multifamily opportunity for those ready to roll up their sleeves. With solid bones and clear upside, this property is primed for transformation and future returns.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1890

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: 100 Amp electrical service with circuit breakers; Public sewer
• Home design: Has waterfront access
• Construction: Building total area reported
• Exterior features: Porch; Deck; Close to water / waterfront nearby

Interior

• Kitchen: Refrigerator; Freezer
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Oil heating
• Interior features: Freezer and refrigerator included; Laminate and wood flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#58 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, schools F, amenities F.
• Florida (rural): math 30% / reading 30% proficiency, ranked #351 of 371 in MA (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($767 loan paydown + $3k appreciation (3.0% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 2.67×
• Total profit: $51,921
• Equity at exit: $49,910

10-year hold

• IRR: 30.0%
• Equity multiple: 5.21×
• Total profit: $130,899
• Equity at exit: $76,918

Cash invested: $31,080 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $605

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 60%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   status $111,000 Active 72 DOM
2. 2026-03-17
   listed $111,000 Active 314-char remark

   Show marketing remark (314 chars)

   An exciting mixed-use investment opportunity with strong income potential. This property features a spacious 4 bedroom apartment on the second floor. Multifamily opportunity for those ready to roll up their sleeves. With solid bones and clear upside, this property is primed for transformation and future returns.

3. 2026-03-17
   listed $111,000 Active

   Show marketing remark (314 chars)

   An exciting mixed-use investment opportunity with strong income potential. This property features a spacious 4 bedroom apartment on the second floor. Multifamily opportunity for those ready to roll up their sleeves. With solid bones and clear upside, this property is primed for transformation and future returns.

4. 2024-08-21
   soldstatus $99,000 Sold 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

5. 2024-07-12
   status Under Agreement 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

6. 2024-07-10
   status Back On Market 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

7. 2024-06-26
   status Under Agreement 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

8. 2024-06-17
   price $99,000 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

9. 2024-05-07
   price $129,000 540-char remark

   Show marketing remark (540 chars)

   Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

10. 2024-04-21
    price $169,900 540-char remark

    Show marketing remark (540 chars)

    Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

11. 2024-02-17
    listed $199,900 New 540-char remark

    Show marketing remark (540 chars)

    Opportunities are endless with this mixed-use building located in a convenient location. The first floor presents the perfect business opportunity with rental income capabilities. The second floor features a spacious 3 bedroom apartment ready to be owner occupied or scooped up by a savvy investor. A plus size lot leaves room for expansion, this property presents a unique opportunity for entrepreneurs and investors. Don't miss out on this chance to own and develop a mixed use property with vast potential. Schedule a showing today.

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

Climate risk First Street

• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,840
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$3,229
• Taxable income: $5,839
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $5,857/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)

• District: Florida
• NCES district ID: 2504920
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $51,149
• Composite: 29.15/100
• National rank: #11876
• State rank: #351 of 371 in MA

Livability — Readsboro

• Score: 65/100
• State rank: #58
• US rank: #12897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 115

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 10% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 21% Romanian 18% Russian 11%
• Foreign-born: 2%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-44.5% since first listed

10 events — show timeline

• 2026-03-17 Listed $111,000 BCMLS
• 2026-03-17 Listed $111,000 BCMLS
• 2024-08-21 Sold (MLS) $99,000 MLS PIN
• 2024-07-12 Pending — MLS PIN
• 2024-07-10 Relisted — MLS PIN
• 2024-06-26 Pending — MLS PIN
• 2024-06-17 Price Changed $99,000 MLS PIN
• 2024-05-07 Price Changed $129,000 MLS PIN
• 2024-04-21 Price Changed $169,900 MLS PIN
• 2024-02-17 Listed $199,900 MLS PIN