302 Branch Brook Rd · Groton, VT 05046

$97,000

2 bd · 1.5 ba · 2,071 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.48 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This affordable country home could be your next getaway. Offering a rustic approach the home offers open concept living on lower level as well as an add on which was an in ground pool now built over in shop space. There are allot of dips and curves here. Lot is very pleasant lawn space with separate gazebo and Quonset type garage.

Key facts

• Open concept living
• Quonset type garage
• Separate gazebo

Tags

• OPEN CONCEPT LIVING
• IN GROUND POOL
• SEPARATE GAZEBO
• QUONSET TYPE GARAGE

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map; Easements: Unknown; Surveyed: Unknown; Directions: Rt 302 to Branch Brook approx 1/2 mile on right

Exterior

• Parking: Detached 2-car garage
• Utilities: Private septic (concrete, 1000 gallon); Cistern and spring water sources; 100 amp electric service; Cable internet available; phone and cable available
• Home design: Cape-style home; Existing structure; White exterior color
• Construction: Wood frame construction; Shingle roof; Built in 1900
• Exterior features: Country setting; Landscaped grounds; Open and sloping areas; Wooded sections; Gravel driveway; Public, public-maintained gravel road frontage (approximately 210 ft)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating
• Interior features: Seven total rooms; Basement with interior access; Basement has dirt floor and stairs to basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).

Location & tenants

• Location reads 59/100 on livability (#97 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, health & safety D.
• Market conditions: 11 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($671 loan paydown + $3k appreciation (3.4% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $97,000

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. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.14×
• Total profit: $31,074
• Equity at exit: $45,533

10-year hold

• IRR: 20.7%
• Equity multiple: 4.09×
• Total profit: $83,815
• Equity at exit: $71,702

Cash invested: $27,160 (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 05046

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $276

Break-even live

Break-even rent $832

Max offer price $97,000

Occupancy floor 72%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $97,000 Active 2 DOM
2. 2026-06-17
   remarks 332-char remark
3. 2026-06-17
   listed $97,000 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: $1,298 · $108/mo
• Projected year-2 tax: $1,570 · $131/mo
• Expected delta: +$273/yr (+$23/mo · 21.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°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: $14,175
• − Mortgage interest: −$5,434
• − Property taxes: −$1,298
• − Insurance: −$485
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,822
• Taxable income: $1,869
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,863/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 — Groton

• Score: 59/100
• State rank: #97
• US rank: #19904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groton, VT
• Population (ZIP): 1,234

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Slovak 7% Lithuanian 6% Romanian 3%
• Foreign-born: 4%
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.35%
• Current HPI: 173.4355
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $97,000 PrimeMLS

Property tax history

-3.1%/yr

Latest (2024): $1,298 · +9.7% YoY. Source: county tax records.