102 Washington St · Barre, VT 05641

$359,000

5 bd · 4.0 ba · 3,295 sqft · MultiFamily public records · 71 Days on market

Built 1902 6,098 sqft lot Est $244k · 47% 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

Lovely historic Victorian 3 unit apartment house in the heart of Barre. Quiet neighborhood but easy walk to downtown. Excellent rental history. One 1 BR and 2 Two BR's all with their own entrance. New Roof, new High Efficiency boiler(2007) and separate metered heating zones. All units in excellent condition. Attached two car garage. Plenty of storage space.

Key facts

• Ample storage space
• Historic victorian
• Private entrances

Tags

• HISTORIC VICTORIAN
• THREE-UNIT APARTMENT BUILDING
• PRIVATE ENTRANCES
• ON-SITE LAUNDRY
• ATTACHED TWO-CAR GARAGE
• AMPLE STORAGE SPACE

Property features AI

Finance

• Financial info: Net operating income reported: $28,990; Operating expenses include heat, insurance, maintenance, trash, utilities, and water/sewer

Exterior

• Parking: 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Cable and telephone available; High-speed internet availability
• Home design: Apartment building; Existing construction; Built in 1902
• Construction: Wood siding construction; Asphalt shingle roof; Unknown survey status
• Exterior features: City lot on a corner with curbing and sidewalks; Level lot near shopping, public transportation, and schools

Interior

• Kitchen: Unit 1: Electric cooktop, refrigerator; Unit 2: Electric range, refrigerator; Unit 3: Electric range, refrigerator
• Bedrooms: One 1-bedroom unit (level 1); Two 2-bedroom units (one on level 1, one on levels 2-3)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Four full bathrooms across the building; Unit 1: 1 bath; Unit 2: 1 bath; Unit 3: 2 baths
• Heating & cooling: Oil-fired heating (hot water in parts of the building); No central cooling
• Interior features: Basement present with interior access; unfinished gravel basement; Apartment-style building; Heat included in units
• Laundry & utility: Each unit includes washer and dryer; 220V electric plug available

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $359k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $359k).
• Recommended offer: $337k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.6% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Spaulding Union High School (math 42% / reading 52%, grade D-, #10 of 48 statewide, top 28%, 615 students, 21% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• At $4,181/mo this rent would consume 65% of the median local household income ($77k/yr) (locally 588% 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 $11k of value loss. Plan a longer hold.
• Washington County population projected at -19% 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 $101k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; list at $359k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $337,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.16% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $243,830
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Park St	0.26mi	6/3.0 (+1)	3,088 (-6%)	2mo	$230,000	$74	66

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,019
• Equity at exit: $53,528

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $79,231
• Equity at exit: $31,040

Cash invested: $100,520 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $4,181 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$325 /mo · $3,906/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $945

Break-even live

Break-even rent $2,984

Max offer price $359,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,149	-5% $1,047	+0% $945	+5% $844	+10% $742
Rent	-10% $615	-5% $780	+0% $945	+5% $1,110	+10% $1,276
Rate	-1.0pp $1,126	-0.5pp $1,037	base $945	+0.5pp $852	+1.0pp $758

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,310
▸ 2× units	2	1	$2,870
Total (3 units)			$4,181

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $359,000 Pending 71 DOM
2. 2026-06-16
   days on market $359,000 Active 71 DOM
3. 2026-06-15
   days on market $359,000 Active 70 DOM
4. 2026-06-14
   days on market $359,000 Active 68 DOM
5. 2026-06-12
   days on market $359,000 Active 67 DOM
6. 2026-06-09
   days on market $359,000 Active 64 DOM
7. 2026-06-08
   days on market $359,000 Active 63 DOM
8. 2026-06-07
   days on market $359,000 Active 62 DOM
9. 2026-06-04
   days on market $359,000 Active 58 DOM
10. 2026-06-02
    days on market $359,000 Active 57 DOM
11. 2026-06-01
    days on market $359,000 Active 56 DOM
12. 2026-05-31
    days on market $359,000 Active 55 DOM
13. 2026-05-31
    days on market $359,000 Active 54 DOM
14. 2026-04-06
    listed $365,000 Active
15. 2012-03-23
    soldstatus $175,000
16. 2012-03-22
    soldstatus $175,000 359-char remark

    Show marketing remark (359 chars)

    Lovely historic Victorian 3 unit apartment house in the heart of Barre. Quiet neighborhood but easy walk to downtown. Excellent rental history. One 1 BR and 2 Two BR's all with their own entrance. New Roof, new High Efficiency boiler(2007) and separate metered heating zones. All units in excellent condition. Attached two car garage. Plenty of storage space.

17. 2011-05-19
    listed $184,900 359-char remark

    Show marketing remark (359 chars)

    Lovely historic Victorian 3 unit apartment house in the heart of Barre. Quiet neighborhood but easy walk to downtown. Excellent rental history. One 1 BR and 2 Two BR's all with their own entrance. New Roof, new High Efficiency boiler(2007) and separate metered heating zones. All units in excellent condition. Attached two car garage. Plenty of storage space.

18. 2010-06-07
    soldstatus $175,000
19. 2003-07-28
    soldstatus $185,000
20. 2003-07-25
    soldstatus $185,000 258-char remark

    Show marketing remark (258 chars)

    OUTSTANDING PROPERTY -- ESPECIALLY FOR OWNER-OCCUPIED. APPEALING AND WELL CARED FOR WITH MEGA IMPROVEMENTS UNDER CURRENT OWNERS. MINI LAWN - GO GOLFING! SHOW: DAY B/4 NOTICE TO OCCUPANTS. DO NOT SHOW B4 9:30 A. M. * * "UAC" * * CONTINUE TO SHOW.

21. 2003-05-20
    historical 258-char remark

    Show marketing remark (258 chars)

    OUTSTANDING PROPERTY -- ESPECIALLY FOR OWNER-OCCUPIED. APPEALING AND WELL CARED FOR WITH MEGA IMPROVEMENTS UNDER CURRENT OWNERS. MINI LAWN - GO GOLFING! SHOW: DAY B/4 NOTICE TO OCCUPANTS. DO NOT SHOW B4 9:30 A. M. * * "UAC" * * CONTINUE TO SHOW.

22. 2003-05-07
    listed $185,000 258-char remark

    Show marketing remark (258 chars)

    OUTSTANDING PROPERTY -- ESPECIALLY FOR OWNER-OCCUPIED. APPEALING AND WELL CARED FOR WITH MEGA IMPROVEMENTS UNDER CURRENT OWNERS. MINI LAWN - GO GOLFING! SHOW: DAY B/4 NOTICE TO OCCUPANTS. DO NOT SHOW B4 9:30 A. M. * * "UAC" * * CONTINUE TO SHOW.

23. 1989-04-14
    soldstatus $127,250

ⓘ 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: $3,906 · $325/mo
• Projected year-2 tax: $5,363 · $447/mo
• Expected delta: +$1,458/yr (+$121/mo · 37.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $50,172
• − Mortgage interest: −$20,110
• − Property taxes: −$3,906
• − Insurance: −$1,795
• − Repairs & maintenance: −$4,014
• − Management: −$4,014
• − Depreciation: −$10,444
• Taxable income: $5,890
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $9,930/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+186.8% since first listed

10 events — show timeline

• 2026-04-06 Listed $365,000 PrimeMLS
• 2012-03-23 Sold (Public Records) $175,000 Public Records
• 2012-03-22 Sold (MLS) $175,000 PrimeMLS
• 2011-05-19 Listed $184,900 PrimeMLS
• 2010-06-07 Sold (Public Records) $175,000 Public Records
• 2003-07-28 Sold (Public Records) $185,000 Public Records
• 2003-07-25 Sold (MLS) $185,000 PrimeMLS
• 2003-05-20 Delisted — PrimeMLS
• 2003-05-07 Listed $185,000 PrimeMLS
• 1989-04-14 Sold (Public Records) $127,250 Public Records

Property tax history

-5.4%/yr

Latest (2024): $3,906 · +8.0% YoY. Source: county tax records.