53-55 VT Route 30 N · Castleton, VT 05735

$539,000

4 bd · 2.0 ba · 6,557 sqft · MultiFamily · 81 Days on market

Built 1939 Average condition 0.44 ac lot $82/sqft · 125% above area

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

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

Prime Location at Castleton Four Corners !! Three buildings offering multiple uses including 3 residential rental units, 1 commercial space and 1 large 320 x 80 storage barn. All units upgraded as rentals changed. Only 1 unit left to renovate with long term tenant. This property offers an excellent investment opportunity with a great return on investment!! Financial statement's available upon request to qualified buyers. Don't let this opportunity pass you buy!!

Key facts

• 0.44 acre lot
• Built 1939
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $539k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $80 ($957/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (10.6% below list).
• Recommended offer: $482k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#66 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A; Watch: amenities F, commute F, employment F.
• Zoned schools: Fair Haven Union Middle And High School (math 12% / reading 32%, grade F, #45 of 48 statewide, top 94%, 536 students, 26% FRL).
• Market conditions: 43 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($4k loan paydown + $25k appreciation (4.6% local appreciation)).
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $151k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($507k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $481,600 (10.6% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $239,342
• List price: $539,000
• Delta: 125.20%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.77×
• Total profit: $116,256
• Equity at exit: $291,480

10-year hold

• IRR: 13.5%
• Equity multiple: 3.34×
• Total profit: $353,816
• Equity at exit: $491,870

Cash invested: $150,920 (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 05735

• Home prices YoY: 1.3%
• Active inventory: 43
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $4,816 medium
• Mortgage (P&I): −$2,827
• Tax est. 1.5%: −$674 /mo · $8,085/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,011
• Net cashflow: $80

Break-even live

Break-even rent $4,715

Max offer price $539,000

Occupancy floor 93%

Sensitivity live

Price	-10% $452	-5% $266	+0% $80	+5% $-107	+10% $-293
Rent	-10% $-301	-5% $-110	+0% $80	+5% $270	+10% $460
Rate	-1.0pp $351	-0.5pp $217	base $80	+0.5pp $-60	+1.0pp $-202

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,815
Total (3 units)			$4,816

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $539,000 Active 81 DOM
2. 2026-06-21
   days on market $539,000 Active 80 DOM
3. 2026-06-18
   days on market $539,000 Active 78 DOM
4. 2026-06-17
   days on market $539,000 Active 77 DOM
5. 2026-06-16
   days on market $539,000 Active 76 DOM
6. 2026-06-15
   days on market $539,000 Active 75 DOM
7. 2026-06-15
   days on market $539,000 Active 74 DOM
8. 2026-06-13
   days on market $539,000 Active 73 DOM
9. 2026-06-12
   days on market $539,000 Active 72 DOM
10. 2026-06-09
    days on market $539,000 Active 69 DOM
11. 2026-06-08
    days on market $539,000 Active 68 DOM
12. 2026-06-08
    days on market $539,000 Active 67 DOM
13. 2026-06-07
    days on market $539,000 Active 66 DOM
14. 2026-06-03
    days on market $539,000 Active 63 DOM
15. 2026-06-02
    days on market $539,000 Active 62 DOM
16. 2026-06-01
    days on market $539,000 Active 61 DOM
17. 2026-05-31
    days on market $539,000 Active 60 DOM
18. 2026-04-01
    listed $539,000 Active 466-char remark

    Show marketing remark (466 chars)

    Prime Location at Castleton Four Corners !! Three buildings offering multiple uses including 3 residential rental units, 1 commercial space and 1 large 320 x 80 storage barn. All units upgraded as rentals changed. Only 1 unit left to renovate with long term tenant. This property offers an excellent investment opportunity with a great return on investment!! Financial statement's available upon request to qualified buyers. Don't let this opportunity pass you buy!!

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $57,792
• − Mortgage interest: −$30,192
• − Property taxes: −$8,085
• − Insurance: −$2,695
• − Repairs & maintenance: −$4,623
• − Management: −$4,623
• − Depreciation: −$15,680
• Taxable loss: −$8,107
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $2,902/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 · 14 photos

Average 55/100 Moderate rehab

This multi-family property offers a good investment opportunity with a prime location. It requires moderate renovations to improve its condition and increase its value, with a focus on the roof, exterior, and interior updates.

Repairs flagged

• Major Roof inspection — Shingles may need replacement or repair
• Moderate Siding touch-up or repainting — Siding appears intact but may need touch-up or repainting
• Minor Hardwood flooring cleaning or refinishing — Flooring appears in good condition but may need cleaning or refinishing
• Moderate Paint touch-up or repainting — Paint appears faded in some areas, may need touch-up or repainting
• Moderate Bathroom updates — Bathrooms appear functional but may need updates in fixtures or finishes
• Moderate Kitchen updates — Kitchen appears functional but may need updates in appliances or finishes

Value-add opportunities

• Resale Roof replacement — A new roof would significantly increase the home's value and appeal to potential buyers
• Resale Siding and paint updates — Fresh siding and paint would enhance the home's curb appeal and increase its resale value
• Resale Flooring refinishing — Refinished hardwood flooring would improve the home's aesthetic and increase its resale value
• Resale Bathroom updates — Modernized bathrooms would improve the home's appeal and increase its resale value
• Resale Kitchen updates — Upgraded kitchen appliances and finishes would enhance the home's appeal and increase its resale value
• Rental HVAC system inspection and maintenance — A well-maintained HVAC system would improve tenant comfort and satisfaction, increasing rental value
• Both Landscaping enhancements — Enhanced landscaping would improve the home's curb appeal and increase both its resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof inspection · Shingles may need replacement or repair	Major	$15,000–50,000
Siding touch-up or repainting · Siding appears intact but may need touch-up or repainting	Moderate	$3,000–15,000
Hardwood flooring cleaning or refinishing · Flooring appears in good condition but may need cleaning or refinishing	Minor	$500–3,000
Paint touch-up or repainting · Paint appears faded in some areas, may need touch-up or repainting	Moderate	$3,000–15,000
Bathroom updates · Bathrooms appear functional but may need updates in fixtures or finishes	Moderate	$3,000–15,000
Kitchen updates · Kitchen appears functional but may need updates in appliances or finishes	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$27,500–113,000

Value-add ROI direction

• Resale Roof replacement — A new roof would significantly increase the home's value and appeal to potential buyers ↑
• Resale Siding and paint updates — Fresh siding and paint would enhance the home's curb appeal and increase its resale value ↑
• Resale Flooring refinishing — Refinished hardwood flooring would improve the home's aesthetic and increase its resale value ↑
• Resale Bathroom updates — Modernized bathrooms would improve the home's appeal and increase its resale value ↑
• Resale Kitchen updates — Upgraded kitchen appliances and finishes would enhance the home's appeal and increase its resale value ↑
• Rental HVAC system inspection and maintenance — A well-maintained HVAC system would improve tenant comfort and satisfaction, increasing rental value ↑
• Both Landscaping enhancements — Enhanced landscaping would improve the home's curb appeal and increase both its resale and rental 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 — Castleton

• Score: 64/100
• State rank: #66
• US rank: #14870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castleton Four Corners, VT
• Population (ZIP): 3,632

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 5% Romanian 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 4.57%
• Current HPI: 345.6534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-01 Listed $539,000 PrimeMLS