6 Tuttle St · Rockingham, VT 05101

$225,000

4 bd · 2.0 ba · 2,620 sqft · MultiFamily public records · 6 Days on market

Built 1920 8,712 sqft lot Est $380k · 41% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

OPEN HOUSE SUNDAY, JUNE 14TH 11:00AM-2:00PM. In the village of Bellows Falls, overlooking the Connecticut River, sits this lovely Colonial 2-unit. With a vacant first floor, excellent tenants on the second where a porch commands river views, and an unfinished third floor leaving room for added value, this property is an exciting prospect for investment. All units have separate entrances. There is a 2-car garage and ample lawn space as well within the fenced yard. Beautiful accents throughout, and wood flooring. Could also be converted into a sizable single-family residence. Police and fire services across the street. Showings by appointment. Inquire today!

Key facts

• Fenced yard
• Separate entrances
• Ample lawn space

Tags

• RIVER VIEWS
• SEPARATE ENTRANCES
• UNFINISHED THIRD FLOOR
• AMPLE LAWN SPACE
• FENCED YARD

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water (at street and on-site); Public sewer (at street and on-site); 100 amp electric service provided by Green Mountain Power; Cable service (Xfinity); Fuel service: Cota & Cota; Cable available on-site; Internet: unknown
• Home design: Colonial duplex; Existing construction; Gray exterior color
• Construction: Built in 1920; Clapboard exterior; Shingle and slate roof
• Exterior features: City lot with sidewalks and river frontage; Water view of the Connecticut River; Paved driveway; In-town location

Interior

• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Hot air heating
• Interior features: 10 total rooms; Unfinished basement with interior stairs, bulkhead and dirt floor; insulated; Water heater (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (32.2% below list).
• Recommended offer: $153k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 19 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $124k; list at $225k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,540 (32.2% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $379,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Pine St	0.57mi	4/2.0	2,412 (-8%)	20mo	$350,000	$145	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $109,043
• Equity at exit: $202,698

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $331,555
• Equity at exit: $437,126

Cash invested: $63,000 (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 05101

• Home prices YoY: 7.0%
• Active inventory: 19
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-211

Break-even live

Break-even rent $1,792

Max offer price $187,735

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Active 6 DOM
2. 2026-06-17
   days on market $225,000 Active 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   days on market $225,000 Active 3 DOM
5. 2026-06-15
   days on market $225,000 Active 2 DOM
6. 2026-06-12
   remarks 664-char remark
7. 2026-06-12
   listed $225,000 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: $1,708 · $142/mo
• Projected year-2 tax: $2,992 · $249/mo
• Expected delta: +$1,283/yr (+$107/mo · 75.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,305
• − Mortgage interest: −$12,603
• − Property taxes: −$1,708
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$6,545
• Taxable loss: −$6,606
• Est. tax savings @ 24.0%: +$1,585
• After-tax cash flow: $-946/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 — Rockingham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Bellows Falls, VT
• Population (ZIP): 4,135

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Italian 4%
• Foreign-born: 2% · South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.90%
• Current HPI: 335.6166
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+74.4% since first listed

7 events — show timeline

• 2026-06-11 Listed $225,000 PrimeMLS
• 2026-06-11 Listed $225,000 PrimeMLS
• 2003-12-01 Sold (Public Records) $124,500 Public Records
• 2003-11-26 Sold (MLS) $124,500 PrimeMLS
• 2003-11-26 Sold (MLS) $124,500 PrimeMLS
• 2003-07-10 Listed $129,000 PrimeMLS
• 2003-07-10 Listed $129,000 PrimeMLS

Property tax history

-7.0%/yr

Latest (2024): $1,708 · +7.4% YoY. Source: county tax records.