75 The Cmns #10 · Waterbury, VT 05660

$225,000

1 bd · 1.0 ba · 608 sqft · Condo · 15 Days on market

Built 1973 Good condition $226/mo HOA · 10% of rent

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Why this score? — see what drove the C- 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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to Vermont easy living at The Commons in Moretown. This turnkey top floor end unit flat offers a rare combination of privacy, natural light, low-maintenance and affordable ownership with very reasonable HOA fees. The inviting 1 bedroom, 1 bathroom unit provides comfortable living space with thoughtful updates throughout. Beautiful hardwood floors span the generous living room and kitchen/ dining area with plenty of room for relaxing or entertaining guest. Adding a pull-out couch or murphy bed to the large living room would provide a comfortable space for guest stays. The large bedroom has ample closet space with an adjacent modern tiled bathroom and glass door shower. All this situa

Key facts

• Top floor end unit
• Glass door shower
• Hardwood floors

Tags

• TOP FLOOR END UNIT
• HARDWOOD FLOORS
• MODERN TILED BATHROOM
• GLASS DOOR SHOWER
• 10 MIN WALK TO DOWNTOWN
• ACCESS TO OUTDOOR RECREATION

Property features AI

Finance

• Other: Road frontage maintained by association (road frontage length 740')
• HOA & community: Condo fees assessed; Monthly fee of $192 covering landscaping, plowing, sewer, trash and water; Additional monthly fee of $34; Association amenities include master insurance, landscaping, common acreage, snow removal, trash removal, and coin laundry

Exterior

• Parking: Gravel driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service (Green Mountain Power); Gas provided via LP/bottle; Propane fuel available (Gillespie Fuels & Propane); Fiber optic internet
• Home design: Flat architectural style; Top-floor unit; Existing construction; Unit/lot number 10; Shingle roof; 1973 construction year
• Construction: Wood frame with vinyl siding; Shingle roof; Built in 1973; Unit is on the top floor
• Exterior features: Condo development with landscaped grounds; Country setting; Level lot; Wooded areas; Common acreage (17 acres)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bedrooms: Top-floor unit
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Propane and electric heating; Baseboard heating; Direct vent; Floor furnace
• Interior features: 3 total rooms; Carpet, hardwood, and tile flooring
• Laundry & utility: Water heater (electric)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (2.2% below list).
• Recommended offer: $219k (2.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#47 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, employment B; Watch: amenities F, commute F, health & safety D-.
• Zoned schools: Moretown Elementary School (math 54% / reading 64%, grade B-, #15 of 192 statewide, top 12%, 165 students, 28% FRL).
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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

• It's been on market 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,789 (2.8% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. 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: 0.98% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 8.5

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $119,979
• Equity at exit: $202,698

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $355,811
• 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 05660

• Home prices YoY: 6.4%
• Active inventory: 14
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$226
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-43

Break-even live

Break-even rent $2,254

Max offer price $218,789

Occupancy floor 97%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Dean's Mountain Rd Unit 1 Moretown, VT	1.0	1.0	500	$2,200	$4.40	43d	1	0.31mi

HOA detail condo

• Monthly dues: $226 · $2,712/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-19
   days on market $225,000 Active 15 DOM
2. 2026-06-18
   days on market $225,000 Active 14 DOM
3. 2026-06-17
   days on market $225,000 Active 13 DOM
4. 2026-06-16
   days on market $225,000 Active 12 DOM
5. 2026-06-15
   days on market $225,000 Active 11 DOM
6. 2026-06-14
   days on market $225,000 Active 9 DOM
7. 2026-06-12
   days on market $225,000 Active 8 DOM
8. 2026-06-09
   days on market $225,000 Active 5 DOM
9. 2026-06-08
   days on market $225,000 Active 4 DOM
10. 2026-06-07
    days on market $225,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $225,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $26,400
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,712
• − Depreciation: −$6,545
• Taxable loss: −$4,185
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $489/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 · 6 photos

Good 75/100 Cosmetic rehab

This turnkey top floor end unit condo is in good condition with minimal repairs needed. It offers a comfortable living space with thoughtful updates throughout and has the potential for further value increases with some cosmetic updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Painting interior walls and exterior — Fresh paint can improve the home's appearance and value.
• Both Updating kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Adding a pull-out couch or murphy bed to the living room — This can increase the home's functionality and appeal for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting interior walls and exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Updating kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding a pull-out couch or murphy bed to the living room — This can increase the home's functionality and appeal for potential buyers or renters. ↑

ⓘ 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 — Waterbury

• Score: 66/100
• State rank: #47
• US rank: #11502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,900

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Slovak 9% Lithuanian 9% Romanian 4%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.68%
• Current HPI: 394.5897
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+36.8% since first listed

4 events — show timeline

• 2026-06-04 Listed $225,000 PrimeMLS
• 2025-08-25 Price Changed $219,000 PrimeMLS
• 2025-08-12 Price Changed $227,500 PrimeMLS
• 2023-02-18 Price Changed $164,500 PrimeMLS