28 Hamilton Pl · Richford, VT 05457

$259,900

6 bd · 6.0 ba · 2,112 sqft · Other · 104 Days on market

Built 1900 5,227 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0

Listing remarks

Newly renovated!!! Ideal Owner-Occupied or Investment Opportunity. Step into timeless charm with this well-maintained 2-unit Victorian duplex located in the heart of downtown Richford. A rare opportunity for owner-occupants or savvy investors, this property boasts a strong rental history, with long-term tenant in place. Unit 1 is currently vacant and was previously rented to the same tenants for 20 years. This spacious unit spans two floors, featuring a sunny living room, dining room, bonus room with abundant natural light, full kitchen, and bathroom with first floor laundry. Upstairs, you’ll find two comfortable bedrooms and a second full bath with plenty of storage space. Unit 2 off

Key facts

• Private deck
• Sunny living room
• 5,227 sq ft lot

Tags

• WELL MAINTAINED DUPLEX
• STRONG RENTAL HISTORY
• SUNNY LIVING ROOM
• ABUNDANT NATURAL LIGHT
• PRIVATE DECK
• WASHER AND DRYER HOOKUPS

Property features AI

Finance

• Other: Total finished living area and total area reported (information available); Road frontage is on paved, public, and publicly maintained road
• Financial info: Property configured as a 2-unit multi-family with month-to-month leases

Exterior

• Parking: Detached garage space for 2 vehicles; Gravel driveway
• Utilities: Public water; Public sewer; 150 Amp electric service; Gas available via LP/bottle; Cable and telephone available; High-speed internet available; Owner-managed trash
• Home design: Victorian style; White exterior; Vinyl siding; Existing structure; Built in 1900; Metal roof
• Construction: Vinyl siding construction; Metal roof; Full basement foundation
• Exterior features: Level lot; Sidewalks and street lights; Near trails (walking trails, trail/near trail, near snowmobile trails); In-town location, neighborhood setting; Near skiing and schools

Interior

• Kitchen: Unit 2 includes electric range and refrigerator
• Bedrooms: One 2-bedroom unit (first level); One 1-bedroom unit (second level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Three full bathrooms total (two in Unit 1, one in Unit 2)
• Heating & cooling: Propane heating; Floor furnace; Individual heating systems; Monitor-type heating; Radiator heating; No central cooling
• Interior features: Full basement with dirt floor and sump pump; Basement has interior access
• Laundry & utility: Utilities present (details available)

What this means for you Summary

Snapshot

• This is a 6-bed/6.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (30.3% below list).
• Recommended offer: $181k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#41 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Market conditions: 17 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,274 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $125,312
• Equity at exit: $234,139

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $381,680
• Equity at exit: $504,929

Cash invested: $72,772 (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 05457

• Home prices YoY: 4.0%
• Active inventory: 17
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$215 /mo · $2,582/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-254

Break-even live

Break-even rent $2,135

Max offer price $214,977

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $259,900 Active 104 DOM
2. 2026-06-17
   days on market $259,900 Active 103 DOM
3. 2026-06-16
   days on market $259,900 Active 102 DOM
4. 2026-06-15
   days on market $259,900 Active 101 DOM
5. 2026-06-15
   days on market $259,900 Active 100 DOM
6. 2026-06-13
   days on market $259,900 Active 99 DOM
7. 2026-06-12
   days on market $259,900 Active 98 DOM
8. 2026-06-09
   days on market $259,900 Active 95 DOM
9. 2026-06-08
   days on market $259,900 Active 94 DOM
10. 2026-06-08
    days on market $259,900 Active 93 DOM
11. 2026-06-07
    days on market $259,900 Active 92 DOM
12. 2026-06-03
    days on market $259,900 Active 89 DOM
13. 2026-06-02
    days on market $259,900 Active 88 DOM
14. 2026-06-01
    days on market $259,900 Active 87 DOM
15. 2026-05-31
    days on market $259,900 Active 86 DOM
16. 2026-05-22
    price $259,900
17. 2026-05-22
    status Active
18. 2025-10-21
    historical
19. 2025-10-01
    price $249,000
20. 2025-08-05
    listed $259,000 Active

ⓘ 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: $2,582 · $215/mo
• Projected year-2 tax: $3,760 · $313/mo
• Expected delta: +$1,178/yr (+$98/mo · 45.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,753
• − Mortgage interest: −$14,558
• − Property taxes: −$2,582
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$7,561
• Taxable loss: −$7,728
• Est. tax savings @ 24.0%: +$1,855
• After-tax cash flow: $-1,197/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 — Richford

• Score: 68/100
• State rank: #41
• US rank: #10038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richford, VT
• Population (ZIP): 1,787

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 13% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · French/Haitian/Cajun 5% Other Asian/Pacific 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.56%
• Current HPI: 326.3575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.3% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $259,900 PrimeMLS
• 2026-05-22 Relisted — PrimeMLS
• 2025-10-21 Delisted — PrimeMLS
• 2025-10-01 Price Changed $249,000 PrimeMLS
• 2025-08-05 Listed $259,000 PrimeMLS

Property tax history

-1.1%/yr

Latest (2024): $2,582 · +25.6% YoY. Source: county tax records.