238 Q1 Jackson Gore Inn Unit 238 Q1 · Ludlow, VT 05149

$95,000

2 bd · 2.0 ba · 1,025 sqft · Condo · 253 Days on market

Built 2003 Good condition $93/sqft · 86% below area $377/mo HOA · 21% 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 +30.0/30.0
• 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
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Jackson Gore Adams Hous at Okemo Mountain Resort. Quarter Share Ownership, Unit 238 QI is a true four-season destination offering a rare combination of slope-side convenience, year-round recreation, and resort-style amenities. With quarter-share ownership, you can enjoy the benefits of mountain living without the full-time commitment. This slopeside two-bedroom, two-bathroom corner condominium offering spectacular valley views, features an open-concept living room with a gas fireplace, dining area, and a fully equipped kitchen—perfect for relaxing after a day on the mountain. The primary bedroom offers a king bed, while the second bedroom includes a queen bed, and a queen sleeper sofa in the living room provides additional accommodations. Enjoy direct access to skiing and après, with proximity to the Okemo Valley’s lakes region, and Fox Run, an award-winning golf course. Jackson Gore features a vibrant calendar of signature events throughout the year, including winter favorites such as Let It Glow and the popular Summer Music Series. Amenities include a heated outdoor pool and hot tubs, a sauna, and a steam room located in the main Inn. Additional outdoor hot tubs are located outside of Adam’s House. A Spring House membership is included in your ownership, which offers a fitness center, locker rooms, sauna, playground, an indoor lap pool, children's pool, and hot tub. Additional features include an owner's library and office spaces, ski lockers, a tennis court, heated underground parking, outdoor fire pits, on-site dining, a ski shop, and easy access to ticketing, rentals, and lessons. The magic carpet is there for those just beginning their mountain adventures. The Adventure Zone offers year-round activities, including the Timber Ripper Mountain Coaster, Haulback Challenge Course, mini golf, and more. Visit the Okemo real estate community today. ROFR

Key facts

• Gas fireplace
• Valley views
• $377 HOA

Tags

• VALLEY VIEWS
• OPEN-CONCEPT LIVING ROOM
• GAS FIREPLACE
• FULLY EQUIPPED KITCHEN
• SKI-IN SKI-OUT ACCESS
• UNDERGROUND HEATED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $637 of equity ($657 loan paydown + $-20 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.93% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 4.3

CMA / ARV

• ARV (median comp): $666,717
• List price: $95,000
• Delta: -85.75%
• 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: 18.6%
• Equity multiple: 1.90×
• Total profit: $23,896
• Equity at exit: $27,484

10-year hold

• IRR: 23.1%
• Equity multiple: 3.57×
• Total profit: $68,355
• Equity at exit: $32,957

Cash invested: $26,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$377
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $416

Break-even live

Break-even rent $1,308

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $482	-5% $449	+0% $416	+5% $383	+10% $351
Rent	-10% $271	-5% $344	+0% $416	+5% $489	+10% $561
Rate	-1.0pp $464	-0.5pp $440	base $416	+0.5pp $392	+1.0pp $367

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 253 DOM
2. 2026-06-18
   days on market $95,000 Active 251 DOM
3. 2026-06-17
   days on market $95,000 Active 250 DOM
4. 2026-06-16
   days on market $95,000 Active 249 DOM
5. 2026-06-15
   days on market $95,000 Active 248 DOM
6. 2026-06-15
   days on market $95,000 Active 247 DOM
7. 2026-06-13
   days on market $95,000 Active 246 DOM
8. 2026-06-12
   days on market $95,000 Active 245 DOM
9. 2026-06-09
   days on market $95,000 Active 242 DOM
10. 2026-06-08
    days on market $95,000 Active 241 DOM
11. 2026-06-08
    days on market $95,000 Active 240 DOM
12. 2026-06-07
    days on market $95,000 Active 239 DOM
13. 2026-06-03
    days on market $95,000 Active 236 DOM
14. 2026-06-02
    days on market $95,000 Active 235 DOM
15. 2026-06-01
    days on market $95,000 Active 234 DOM
16. 2026-05-31
    days on market $95,000 Active 233 DOM
17. 2025-10-10
    listed $95,000 Active 1908-char remark

    Show marketing remark (1908 chars)

    Jackson Gore Adams Hous at Okemo Mountain Resort. Quarter Share Ownership, Unit 238 QI is a true four-season destination offering a rare combination of slope-side convenience, year-round recreation, and resort-style amenities. With quarter-share ownership, you can enjoy the benefits of mountain living without the full-time commitment. This slopeside two-bedroom, two-bathroom corner condominium offering spectacular valley views, features an open-concept living room with a gas fireplace, dining area, and a fully equipped kitchen—perfect for relaxing after a day on the mountain. The primary bedroom offers a king bed, while the second bedroom includes a queen bed, and a queen sleeper sofa in the living room provides additional accommodations. Enjoy direct access to skiing and après, with proximity to the Okemo Valley’s lakes region, and Fox Run, an award-winning golf course. Jackson Gore features a vibrant calendar of signature events throughout the year, including winter favorites such as Let It Glow and the popular Summer Music Series. Amenities include a heated outdoor pool and hot tubs, a sauna, and a steam room located in the main Inn. Additional outdoor hot tubs are located outside of Adam’s House. A Spring House membership is included in your ownership, which offers a fitness center, locker rooms, sauna, playground, an indoor lap pool, children's pool, and hot tub. Additional features include an owner's library and office spaces, ski lockers, a tennis court, heated underground parking, outdoor fire pits, on-site dining, a ski shop, and easy access to ticketing, rentals, and lessons. The magic carpet is there for those just beginning their mountain adventures. The Adventure Zone offers year-round activities, including the Timber Ripper Mountain Coaster, Haulback Challenge Course, mini golf, and more. 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: $22,022
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$4,524
• − Depreciation: −$2,764
• Taxable income: $3,989
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $4,037/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

Good 80/100 None rehab

This slopeside two-bedroom, two-bathroom corner condominium is in good condition with minimal maintenance required. It offers a rare combination of slope-side convenience, year-round recreation, and resort-style amenities.

Value-add opportunities

• Both Update furniture and decor — Freshen up the interior to attract more buyers
• Both Upgrade kitchen appliances — Modernize the kitchen to appeal to a broader market
• Both Paint exterior — Enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Update furniture and decor — Freshen up the interior to attract more buyers ↑
• Both Upgrade kitchen appliances — Modernize the kitchen to appeal to a broader market ↑
• Both Paint exterior — Enhance curb appeal and property value ↑

ⓘ 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

• 2025-10-10 Listed $95,000 PrimeMLS