82 Franklin St · Rutland, VT 05701

$74,900

4 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 118 Days on market

Built 1900 5,227 sqft lot $47/sqft · 63% below area ↓ 16% since listing

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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
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.58% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.57%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (median comp): $202,047
• List price: $74,900
• Delta: -62.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Cherry St	0.12mi	3/1.5 (-1)	1,680 (+6%)	3mo	$210,000	$125	75
102 Brown St	0.21mi	4/2.0	1,648 (+4%)	5mo	$259,000	$157	75
98 park St	0.67mi	4/1.0	1,600 (+1%)	2mo	$105,000	$66	66
72 Granger St	0.01mi	3/2.0 (-1)	1,408 (-11%)	9mo	$231,500	$164	64
82 Forest St	0.17mi	3/2.0 (-1)	1,752 (+10%)	11mo	$250,000	$143	56
6 Avenue B	0.70mi	4/1.0	1,645 (+4%)	11mo	$104,500	$64	52
47 Morse Pl	0.41mi	3/1.5 (-1)	1,709 (+8%)	13mo	$249,000	$146	50
69 Plain St	0.47mi	4/2.0	1,752 (+10%)	10mo	$130,000	$74	49
50 Nichols St	0.65mi	3/1.0 (-1)	1,694 (+7%)	13mo	$233,500	$138	43
20 Woodstock Ave	0.72mi	3/2.5 (-1)	1,666 (+5%)	11mo	$242,500	$146	38
121 Library Ave	0.62mi	3/2.0 (-1)	1,380 (-13%)	4mo	$170,000	$123	37
24 Engrem Ave	0.63mi	4/2.5	1,722 (+9%)	16mo	$345,000	$200	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 52.8%
• Equity multiple: 3.32×
• Total profit: $48,668
• Equity at exit: $11,168

10-year hold

• IRR: 58.1%
• Equity multiple: 6.76×
• Total profit: $120,855
• Equity at exit: $6,476

Cash invested: $20,972 (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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $954

Break-even live

Break-even rent $728

Max offer price $74,900

Occupancy floor 46%

Sensitivity live

Price	-10% $996	-5% $975	+0% $954	+5% $932	+10% $911
Rent	-10% $801	-5% $877	+0% $954	+5% $1,030	+10% $1,107
Rate	-1.0pp $991	-0.5pp $973	base $954	+0.5pp $934	+1.0pp $915

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $74,900 Active 118 DOM
2. 2026-06-18
   days on market $74,900 Active 116 DOM
3. 2026-06-17
   days on market $74,900 Active 115 DOM
4. 2026-06-16
   days on market $74,900 Active 114 DOM
5. 2026-06-15
   days on market $74,900 Active 113 DOM
6. 2026-06-15
   days on market $74,900 Active 112 DOM
7. 2026-06-13
   pricedays on market $74,900 Active 111 DOM
8. 2026-06-12
   days on market $87,900 Active 110 DOM
9. 2026-06-09
   days on market $87,900 Active 107 DOM
10. 2026-06-08
    days on market $87,900 Active 106 DOM
11. 2026-06-08
    days on market $87,900 Active 105 DOM
12. 2026-06-07
    days on market $87,900 Active 104 DOM
13. 2026-06-03
    days on market $87,900 Active 101 DOM
14. 2026-06-02
    days on market $87,900 Active 100 DOM
15. 2026-06-01
    days on market $87,900 Active 99 DOM
16. 2026-05-31
    days on market $87,900 Active 98 DOM
17. 2026-05-09
    price $87,900 532-char remark

    Show marketing remark (532 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

18. 2026-04-01
    price $97,900 532-char remark

    Show marketing remark (532 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

19. 2026-02-22
    listed $99,900 Active 532-char remark

    Show marketing remark (532 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

20. 2005-08-22
    soldstatus $110,000 213-char remark

    Show marketing remark (213 chars)

    Very nice older home in move-in condition. Home is very modern with a large kitchen, formal dining room with French doors and a built-in hutch. Laundry room on main floor. Storage room in attic. Close to downtown.

21. 2005-08-16
    soldstatus $110,000
22. 2005-04-25
    listed $104,900 213-char remark

    Show marketing remark (213 chars)

    Very nice older home in move-in condition. Home is very modern with a large kitchen, formal dining room with French doors and a built-in hutch. Laundry room on main floor. Storage room in attic. Close to downtown.

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,223
• − Mortgage interest: −$4,196
• − Property taxes: −$1,814
• − Insurance: −$374
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$2,179
• Taxable income: $10,944
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $8,818/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.2% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $87,900 PrimeMLS
• 2026-04-01 Price Changed $97,900 PrimeMLS
• 2026-02-22 Listed $99,900 PrimeMLS
• 2005-08-22 Sold (MLS) $110,000 PrimeMLS
• 2005-08-16 Sold (Public Records) $110,000 Public Records
• 2005-04-25 Listed $104,900 PrimeMLS

Property tax history

+17.2%/yr

Latest (2024): $1,814 · +10.7% YoY. Source: county tax records.