50 Oak Grove Ave · Brattleboro, VT 05301

$350,000

4 bd · 3.0 ba · 1,918 sqft · MultiFamily public records · 8 Days on market

Built 1915 10,454 sqft lot Est $318k · 10% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Excellent opportunity to own a three-unit investment property in a fabulous location. Enjoy being near the well-known Little League field — grab a hot dog and catch a game. Conveniently located near public transportation, the hospital, shopping, restaurants, schools, and other local amenities. The property offers a great yard set back from the road, providing both privacy and usable outdoor space. A large barn accommodates up to two vehicles and offers excellent additional storage potential. The home features low-maintenance vinyl siding, plenty of off-street parking, and strong investment potential for both owner-occupants and investors alike. Each unit has its own private entrance a

Key facts

• Near schools
• Near shopping
• Great yard

Tags

• THREE UNIT INVESTMENT PROPERTY
• NEAR PUBLIC TRANSPORTATION
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR SCHOOLS
• GREAT YARD

Property features AI

Finance

• Financial info: Net income reported: $22,930; Operating expenses include heat, insurance, maintenance, snow removal, and water/sewer

Exterior

• Parking: Detached or on-site parking with 2-car garage capacity
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Multi-family property; Existing structure built in 1915; Blue exterior
• Construction: Wood frame construction with vinyl siding; Shingle and slate roof; Originally built in 1915
• Exterior features: City lot that is level to sloping with sidewalks; Near shopping, public transportation, hospital and schools; In-town neighborhood location; Gravel driveway

Interior

• Kitchen: Unit 1: Gas range, Refrigerator; Unit 2: Electric range, Refrigerator; Unit 3: Electric range, Refrigerator
• Bedrooms: Two-bedroom unit on level 1; One-bedroom unit on level 2; One-bedroom studio unit on level 3
• Flooring: Carpet, Vinyl, Wood
• Bathrooms: Three full bathrooms total (one in each unit)
• Heating & cooling: Oil-fired radiator heat; No central air
• Interior features: Basement with interior access, bulkhead, concrete floor, interior stairs and unfinished space
• Laundry & utility: Oil heating with radiator system

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 10.5% vs local median 4.5% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: schools A+, health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Market conditions: 82 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• At $4,432/mo this rent would consume 81% of the median local household income ($66k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Windham County population projected at -26% 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 $98k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $245k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $350,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.27% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $318,388
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 S Main St	0.20mi	4/2.0	1,948 (+2%)	20mo	$323,000	$166	68

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $21,765
• Equity at exit: $52,186

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $119,938
• Equity at exit: $30,262

Cash invested: $98,000 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 82
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $4,432 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$287 /mo · $3,449/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $1,233

Break-even live

Break-even rent $2,872

Max offer price $350,000

Occupancy floor 67%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,431
Total (3 units)			$4,432

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   statusdays on market $350,000 Pending 8 DOM
2. 2026-06-08
   days on market $350,000 Active 7 DOM
3. 2026-06-07
   days on market $350,000 Active 6 DOM
4. 2026-06-03
   days on market $350,000 Active 2 DOM
5. 2026-06-01
   remarks 693-char remark
6. 2026-06-01
   listed $350,000 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: $3,449 · $287/mo
• Projected year-2 tax: $5,049 · $421/mo
• Expected delta: +$1,601/yr (+$133/mo · 46.4%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,184
• − Mortgage interest: −$19,605
• − Property taxes: −$3,449
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,255
• − Management: −$4,255
• − Depreciation: −$10,182
• Taxable income: $9,688
• Est. tax owed @ 24.0%: −$2,325
• After-tax cash flow: $12,466/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

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% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+174.5% since first listed

4 events — show timeline

• 2026-06-01 Listed $350,000 PrimeMLS
• 2006-06-21 Sold (Public Records) $245,000 Public Records
• 1999-08-05 Sold (Public Records) $135,000 Public Records
• 1989-01-03 Sold (Public Records) $127,500 Public Records

Property tax history

-3.9%/yr

Latest (2024): $3,449 · +11.7% YoY. Source: county tax records.