290 Collamer Cir · Shelburne, VT 05482

$589,900

3 bd · 2.5 ba · 1,972 sqft · SingleFamily · 11 Days on market

Built 1968 0.56 ac lot $299/sqft · 17% below area Est $709k · 17% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Collamer Circle in Shelburne. A desirable neighborhood. This 3-bedroom, 2 bath home sits on a little over half an acre lot, giving you lots of room to garden and enjoy your favorite recreation. Lovingly cared for by original owners, beautiful find hardwood floors throughout the house, a nicely updated kitchen with granite counter tops. Living room with a gas burning fireplace. Enjoy views of the private backyard form the kitchen and dining area. Three bedrooms on the first floor and a full family room with gas fireplace on the lower level. An additional room on this level makes a great home office space. A wonderful neighborhood centrally located off of Spear Street. Just minutes to Shelburne Village, Shelburne Museum and Shelburne Farms, schools and library and only 15 minutes to all Burlington has to offer. UVM, Church Street marketplace, Lake Champlain and more.

Key facts

• Natural light
• Inviting living room
• Seamless dining area

Tags

• RAISED RANCH
• FINISHED LIVING SPACE
• NATURAL LIGHT
• INVITING LIVING ROOM
• SEAMLESS DINING AREA
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service with circuit breakers (GMP); Natural gas fuel (VGS); Cable internet available
• Home design: Raised ranch; Dark brown exterior; Shingle roof; Existing construction
• Construction: Built in 1968; Wood frame construction; Wood exterior and wood siding
• Exterior features: Landscaped lot; Level lot; Near country club and golf course; Near paths; Neighborhood setting; Paved driveway; Paved public road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric stove; Refrigerator; Freezer
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Laminate; Tile; Wood
• Bathrooms: One full bathroom; One 3/4 bathroom; One half bathroom
• Heating & cooling: Natural gas heat; Baseboard heating; Electric heating
• Interior features: Finished basement with interior stair access; Family room in basement; Office/Study in basement; 9 total rooms
• Laundry & utility: Washer; Dryer; Basement laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $590k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/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 $540k (8.5% below list).
• Recommended offer: $540k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.1% in Shelburne — 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 76/100 on livability (#14 in VT, #3,526 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Zoned schools: Shelburne Community School (math 47% / reading 65%, grade C+, #29 of 192 statewide, top 15%, 736 students, 14% FRL).
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $331k; list at $590k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $540,000 (8.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $709,442
• List price: $589,900
• Delta: -16.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5272 Spear St	0.17mi	3/3.0	2,056 (+4%)	0mo	$330,000	$161	83
316 Collamer Cir	0.02mi	3/2.5	2,166 (+10%)	8mo	$605,000	$279	76
338 Collamer Cir	0.04mi	3/2.0	2,253 (+14%)	0mo	$646,200	$287	72
269 Elmore St	0.34mi	2/3.0 (-1)	1,982 (+0%)	19mo	$849,000	$428	61

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-63,207
• Equity at exit: $87,956

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-13,663
• Equity at exit: $51,004

Cash invested: $165,172 (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 05482

• Active inventory: 43
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,400 medium
• Mortgage (P&I): −$3,093
• Tax from tax record: −$416 /mo · $4,998/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $510

Break-even live

Break-even rent $4,754

Max offer price $589,900

Occupancy floor 86%

Sensitivity live

Price	-10% $844	-5% $677	+0% $510	+5% $343	+10% $176
Rent	-10% $84	-5% $297	+0% $510	+5% $724	+10% $937
Rate	-1.0pp $807	-0.5pp $660	base $510	+0.5pp $357	+1.0pp $202

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Partridge Way Shelburne, VT	4.0	3.5	2500	$5,400	$2.16	45d	1	0.74mi

Listing history 7 events

1. 2026-05-11
   status Pending 1686-char remark
2. 2026-04-30
   listed $589,900 Active 1686-char remark
3. 2025-04-24
   price $585,000
4. 2020-07-07
   soldstatus $331,000 Closed

   Show marketing remark (888 chars)

   Welcome to Collamer Circle in Shelburne. A desirable neighborhood. This 3-bedroom, 2 bath home sits on a little over half an acre lot, giving you lots of room to garden and enjoy your favorite recreation. Lovingly cared for by original owners, beautiful find hardwood floors throughout the house, a nicely updated kitchen with granite counter tops. Living room with a gas burning fireplace. Enjoy views of the private backyard form the kitchen and dining area. Three bedrooms on the first floor and a full family room with gas fireplace on the lower level. An additional room on this level makes a great home office space. A wonderful neighborhood centrally located off of Spear Street. Just minutes to Shelburne Village, Shelburne Museum and Shelburne Farms, schools and library and only 15 minutes to all Burlington has to offer. UVM, Church Street marketplace, Lake Champlain and more.

5. 2020-07-06
   soldstatus $331,000
6. 2020-04-18
   status Pending

   Show marketing remark (888 chars)

   Welcome to Collamer Circle in Shelburne. A desirable neighborhood. This 3-bedroom, 2 bath home sits on a little over half an acre lot, giving you lots of room to garden and enjoy your favorite recreation. Lovingly cared for by original owners, beautiful find hardwood floors throughout the house, a nicely updated kitchen with granite counter tops. Living room with a gas burning fireplace. Enjoy views of the private backyard form the kitchen and dining area. Three bedrooms on the first floor and a full family room with gas fireplace on the lower level. An additional room on this level makes a great home office space. A wonderful neighborhood centrally located off of Spear Street. Just minutes to Shelburne Village, Shelburne Museum and Shelburne Farms, schools and library and only 15 minutes to all Burlington has to offer. UVM, Church Street marketplace, Lake Champlain and more.

7. 2020-04-13
   listed $324,000 Active

   Show marketing remark (888 chars)

   Welcome to Collamer Circle in Shelburne. A desirable neighborhood. This 3-bedroom, 2 bath home sits on a little over half an acre lot, giving you lots of room to garden and enjoy your favorite recreation. Lovingly cared for by original owners, beautiful find hardwood floors throughout the house, a nicely updated kitchen with granite counter tops. Living room with a gas burning fireplace. Enjoy views of the private backyard form the kitchen and dining area. Three bedrooms on the first floor and a full family room with gas fireplace on the lower level. An additional room on this level makes a great home office space. A wonderful neighborhood centrally located off of Spear Street. Just minutes to Shelburne Village, Shelburne Museum and Shelburne Farms, schools and library and only 15 minutes to all Burlington has to offer. UVM, Church Street marketplace, Lake Champlain and more.

ⓘ 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: $4,998 · $416/mo
• Projected year-2 tax: $8,103 · $675/mo
• Expected delta: +$3,105/yr (+$259/mo · 62.1%)

ⓘ 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 2/10 Low 6 d/yr ≥93°F today · 12 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: $64,800
• − Mortgage interest: −$33,044
• − Property taxes: −$4,998
• − Insurance: −$2,950
• − Repairs & maintenance: −$5,184
• − Management: −$5,184
• − Depreciation: −$17,161
• Taxable loss: −$3,719
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $7,016/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 — Shelburne

• Score: 76/100
• State rank: #14
• US rank: #3526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelburne, VT
• Population (ZIP): 7,844

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 5% Italian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.42%
• Current HPI: 172.0031
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+82.1% since first listed

7 events — show timeline

• 2026-05-11 Pending — PrimeMLS
• 2026-04-30 Listed $589,900 PrimeMLS
• 2025-04-24 Price Changed $585,000 PrimeMLS
• 2020-07-07 Sold (MLS) $331,000 PrimeMLS
• 2020-07-06 Sold (Public Records) $331,000 Public Records
• 2020-04-18 Pending — PrimeMLS
• 2020-04-13 Listed $324,000 PrimeMLS

Property tax history

+21.3%/yr

Latest (2024): $4,998 · +16.6% YoY. Source: county tax records.