Jackson Gore Adams House Unit 510/512 QIII · Ludlow, VT 05149

$99,000

2 bd · 3.0 ba · 1,369 sqft · Condo · 310 Days on market

Built 2003 Fair condition $72/sqft · 85% below area $505/mo HOA · 26% of rent

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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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Jackson Gore Village at Okemo – Adams House Condominium. Welcome to slopeside living at its finest in the Adams House at Jackson Gore Village, located at the heart of Okemo Mountain Resort. This 2-bedroom Qtr Three has the coveted "Golden Goose" calendar this year - both Christmas and New Year's! (Two weeks back-to-back!). This spacious and beautifully appointed condominium offers effortless access to the slopes and a full suite of resort amenities. The open-concept living area features a comfortable space to gather, complete with a cozy gas fireplace, a generous dining area, and a fully equipped kitchen—perfect for fueling up before a day of mountain adventure. The Ensuite bedroom offers a king-size bed, a fireplace, and an en-suite bath, while the second bedroom includes two queen beds, providing plenty of room for family and guests. Additional features include private laundry, ample storage, and a convenient lockout option for rental flexibility. Adams House owners enjoy premier access to a variety of amenities, including outdoor hot tubs, indoor/outdoor pools, the Spring House fitness and aquatic center, ski lockers, underground parking, and easy access to elevators. Step outside to hit the slopes in winter, or explore hiking trails, disc golf, and Okemo's Adventure Zone in the summer—right from your doorstep. Whether you're seeking a year-round retreat or a smart investment opportunity, this Jackson Gore condo offers the best of resort living in a prime location. Visit the Okemo real estate community today. ROFR

Key facts

• Cozy gas fireplace
• Resort amenities
• Private laundry

Tags

• SLOPESIDE LIVING
• RESORT AMENITIES
• OPEN-CONCEPT LIVING AREA
• COZY GAS FIREPLACE
• FULLY EQUIPPED KITCHEN
• PRIVATE LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 0.3% in Ludlow — 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 73/100 on livability (#20 in VT, #4,932 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: schools C-, amenities F, commute F.
• Market conditions: 96 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $663 of equity ($684 loan paydown + $-21 appreciation (-0.0% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.97% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $642,418
• List price: $99,000
• Delta: -84.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.71×
• Total profit: $19,675
• Equity at exit: $28,642

10-year hold

• IRR: 19.5%
• Equity multiple: 3.17×
• Total profit: $60,144
• Equity at exit: $34,345

Cash invested: $27,720 (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 05149

• Home prices YoY: -0.0%
• Active inventory: 96
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$505
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $351

Break-even live

Break-even rent $1,505

Max offer price $99,000

Occupancy floor 77%

Sensitivity live

Price	-10% $419	-5% $385	+0% $351	+5% $316	+10% $282
Rent	-10% $197	-5% $274	+0% $351	+5% $428	+10% $505
Rate	-1.0pp $400	-0.5pp $376	base $351	+0.5pp $325	+1.0pp $299

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $505 · $6,060/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 310 DOM
2. 2026-06-21
   days on market $99,000 Active 309 DOM
3. 2026-06-18
   days on market $99,000 Active 307 DOM
4. 2026-06-17
   days on market $99,000 Active 306 DOM
5. 2026-06-16
   days on market $99,000 Active 305 DOM
6. 2026-06-15
   days on market $99,000 Active 304 DOM
7. 2026-06-15
   days on market $99,000 Active 303 DOM
8. 2026-06-13
   days on market $99,000 Active 302 DOM
9. 2026-06-12
   days on market $99,000 Active 301 DOM
10. 2026-06-09
    days on market $99,000 Active 298 DOM
11. 2026-06-08
    days on market $99,000 Active 297 DOM
12. 2026-06-08
    days on market $99,000 Active 296 DOM
13. 2026-06-07
    days on market $99,000 Active 295 DOM
14. 2026-06-03
    days on market $99,000 Active 292 DOM
15. 2026-06-02
    days on market $99,000 Active 291 DOM
16. 2026-06-01
    days on market $99,000 Active 290 DOM
17. 2026-05-31
    days on market $99,000 Active 289 DOM
18. 2025-08-15
    listed $99,000 Active 1570-char remark

    Show marketing remark (1570 chars)

    Jackson Gore Village at Okemo – Adams House Condominium. Welcome to slopeside living at its finest in the Adams House at Jackson Gore Village, located at the heart of Okemo Mountain Resort. This 2-bedroom Qtr Three has the coveted "Golden Goose" calendar this year - both Christmas and New Year's! (Two weeks back-to-back!). This spacious and beautifully appointed condominium offers effortless access to the slopes and a full suite of resort amenities. The open-concept living area features a comfortable space to gather, complete with a cozy gas fireplace, a generous dining area, and a fully equipped kitchen—perfect for fueling up before a day of mountain adventure. The Ensuite bedroom offers a king-size bed, a fireplace, and an en-suite bath, while the second bedroom includes two queen beds, providing plenty of room for family and guests. Additional features include private laundry, ample storage, and a convenient lockout option for rental flexibility. Adams House owners enjoy premier access to a variety of amenities, including outdoor hot tubs, indoor/outdoor pools, the Spring House fitness and aquatic center, ski lockers, underground parking, and easy access to elevators. Step outside to hit the slopes in winter, or explore hiking trails, disc golf, and Okemo's Adventure Zone in the summer—right from your doorstep. Whether you're seeking a year-round retreat or a smart investment opportunity, this Jackson Gore condo offers the best of resort living in a prime location. Visit the Okemo real estate community today. ROFR

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,389
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$6,060
• − Depreciation: −$2,880
• Taxable income: $3,181
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,444/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom condo at Jackson Gore Village at Okemo requires moderate repairs and maintenance to improve its condition and value. Key areas for attention include kitchen cabinets and countertops, as well as worn carpet and faded paint. Upgrades in these areas would significantly enhance the home's resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Bathroom countertops — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — Fresh carpet improves comfort and appearance
• Both Clean kitchen countertops — Clean countertops improve functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom countertops · Need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — Fresh carpet improves comfort and appearance ↑
• Both Clean kitchen countertops — Clean countertops improve functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Ludlow

• Score: 73/100
• State rank: #20
• US rank: #4932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,171
• Population (ZIP): 2,171

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Romanian 5% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.02%
• Current HPI: 308.2671
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-08-15 Listed $99,000 PrimeMLS