25 AB South St · Bristol, VT 05443

$215,000

6 bd · 4.0 ba · 1,268 sqft · MultiFamily · 115 Days on market

Built 1870 Good condition 8,712 sqft lot $170/sqft · at area comps Est $208k · at est. ↓ 2% since listing

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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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• ARV discount +6.1/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +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: 2 units. confirmed

Listing remarks MLS

Located just below the village is this solid duplex that's ready for a new owner. The building has had many upgrades including a new roof and new hot water heater in 2020, side B has been recently redone and new mini splits added on both sides. There is parking for at least two cars for each unit. The first unit has a kitchen/living combination with one bedroom and bathroom upstairs. The second unit has an additional bedroom. This would make an excellent investment opportunity or an affordable owner occupied property, live in one side and rent the other.

Key facts

• New hot water heater
• New mini splits
• Recently redone

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• RECENTLY REDONE
• NEW MINI SPLITS
• PARKING FOR TWO CARS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive. Per door: $168/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#10 in VT, #2,552 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities D-, commute F.
• Market conditions: 18 active listings in the ZIP; 104 units permitted in Addison County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Addison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.03%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $208,462
• List price: $215,000
• Delta: 3.14%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-13,323
• Equity at exit: $32,057

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $16,317
• Equity at exit: $18,589

Cash invested: $60,200 (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 05443

• Home prices YoY: -29.7%
• Active inventory: 18
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $337

Break-even live

Break-even rent $1,965

Max offer price $215,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,390
Total (2 units)			$2,391

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 115 DOM
2. 2026-06-17
   days on market $215,000 Active 114 DOM
3. 2026-06-16
   days on market $215,000 Active 113 DOM
4. 2026-06-15
   days on market $215,000 Active 112 DOM
5. 2026-06-15
   days on market $215,000 Active 111 DOM
6. 2026-06-13
   days on market $215,000 Active 110 DOM
7. 2026-06-12
   days on market $215,000 Active 109 DOM
8. 2026-06-09
   days on market $215,000 Active 106 DOM
9. 2026-06-08
   days on market $215,000 Active 105 DOM
10. 2026-06-08
    days on market $215,000 Active 104 DOM
11. 2026-06-07
    days on market $215,000 Active 103 DOM
12. 2026-06-03
    days on market $215,000 Active 100 DOM
13. 2026-06-02
    days on market $215,000 Active 99 DOM
14. 2026-06-01
    days on market $215,000 Active 98 DOM
15. 2026-05-31
    days on market $215,000 Active 97 DOM
16. 2026-04-30
    price $215,000 560-char remark

    Show marketing remark (560 chars)

    Located just below the village is this solid duplex that's ready for a new owner. The building has had many upgrades including a new roof and new hot water heater in 2020, side B has been recently redone and new mini splits added on both sides. There is parking for at least two cars for each unit. The first unit has a kitchen/living combination with one bedroom and bathroom upstairs. The second unit has an additional bedroom. This would make an excellent investment opportunity or an affordable owner occupied property, live in one side and rent the other.

17. 2026-02-23
    listed $220,000 Active 560-char remark

    Show marketing remark (560 chars)

    Located just below the village is this solid duplex that's ready for a new owner. The building has had many upgrades including a new roof and new hot water heater in 2020, side B has been recently redone and new mini splits added on both sides. There is parking for at least two cars for each unit. The first unit has a kitchen/living combination with one bedroom and bathroom upstairs. The second unit has an additional bedroom. This would make an excellent investment opportunity or an affordable owner occupied property, live in one side and rent the other.

ⓘ 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 8/10 Severe FEMA zone X · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $28,692
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$6,255
• Taxable income: $706
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $3,870/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 · 13 photos

Good 75/100 Cosmetic rehab

This solid duplex has undergone recent upgrades, including a new roof and mini splits, making it a great investment opportunity or affordable owner-occupied property.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and protects the siding
• Rental Clean gutters — Keeps the property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and protects the siding ↑
• Rental Clean gutters — Keeps the property in good condition and prevents water damage ↑

ⓘ 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 — Bristol

• Score: 78/100
• State rank: #10
• US rank: #2552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,353

Population outlook (Addison County) Hauer SSP2

• Today (2025): 37,078 people
• By 2030: 36,688 · -1.1%
• By 2040: 34,988 · -5.6%
• By 2050: 32,561 · -12.2%
• By 2075: 27,584 · -25.6%
• By 2100: 22,720 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Slovak 5% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Addison

• 2024 margin: Solid D (+35.9) · D 66.4% · R 30.6% · Other 3.0%
• 2008→2024 swing: -3.3pp toward R · 2008: 39.2pp · 2024: 35.9pp
• All cycles: 2024: D+35.9 2020: D+39.4 2016: D+33.6 2012: D+39.7 2008: D+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.99%
• Current HPI: 310.4247
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.3% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $215,000 PrimeMLS
• 2026-02-23 Listed $220,000 PrimeMLS