18 Prospect St · Fair Haven, VT 05743

$86,900

3 bd · 1.0 ba · 962 sqft · SingleFamily · 86 Days on market

Built 1980 0.35 ac lot

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Why this score? — see what drove the B+ 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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

Key facts

• 0.35 acre lot
• Built 1980
• Listed 86 days

Property features AI

Finance

• Financial info: Property is foreclosed/bank-owned/REO

Exterior

• Utilities: Public water; Public sewer; 220V electric service; DSL, cable, and fiber internet available
• Home design: Ranch-style single-family home; Existing construction; Single-story
• Construction: Built in 1980; Wood frame construction; Asphalt shingle roof
• Exterior features: Level lot; Crushed stone driveway; Red exterior color; Public road frontage (approximately 175')

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#31 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Market conditions: 34 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 $9k of equity ($601 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.

Recommended offer $81,686 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 3.76×
• Total profit: $67,223
• Equity at exit: $78,286

10-year hold

• IRR: 30.7%
• Equity multiple: 8.50×
• Total profit: $182,372
• Equity at exit: $168,828

Cash invested: $24,332 (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 05743

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$113 /mo · $1,355/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $312

Break-even live

Break-even rent $766

Max offer price $86,900

Occupancy floor 68%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $86,900 Active 86 DOM
2. 2026-06-17
   days on market $86,900 Active 85 DOM
3. 2026-06-16
   days on market $86,900 Active 84 DOM
4. 2026-06-15
   days on market $86,900 Active 83 DOM
5. 2026-06-15
   days on market $86,900 Active 82 DOM
6. 2026-06-13
   days on market $86,900 Active 81 DOM
7. 2026-06-12
   days on market $86,900 Active 80 DOM
8. 2026-06-09
   days on market $86,900 Active 77 DOM
9. 2026-06-08
   days on market $86,900 Active 76 DOM
10. 2026-06-08
    days on market $86,900 Active 75 DOM
11. 2026-06-07
    days on market $86,900 Active 74 DOM
12. 2026-06-03
    days on market $86,900 Active 71 DOM
13. 2026-06-02
    days on market $86,900 Active 70 DOM
14. 2026-06-01
    days on market $86,900 Active 69 DOM
15. 2026-05-31
    days on market $86,900 Active 68 DOM
16. 2026-05-20
    price $86,900
17. 2026-05-18
    status Active
18. 2026-04-23
    historical Active with Contract
19. 2026-04-12
    status Active
20. 2026-03-30
    historical Active with Contract
21. 2026-03-24
    listed $89,900 Active
22. 2019-03-20
    soldstatus $94,000
23. 2019-03-18
    soldstatus $94,000 Closed 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

24. 2019-02-06
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

25. 2018-11-09
    price $94,000 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

26. 2018-08-02
    status Active 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

27. 2018-07-24
    historical Active with Contract 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

28. 2018-07-05
    listed $96,000 Active 195-char remark

    Show marketing remark (195 chars)

    Charming Starter Home featuring three bedrooms. Pretty bathroom with built in. Open concept: Living Room, Dining and Kitchen. Washer & Dryer Hook-up. Paved driveway. Nice Shed. Front Deck !

29. 2005-03-25
    soldstatus $73,500 90-char remark

    Show marketing remark (90 chars)

    CUTE HOME IN VILLAGE LOCATION, LIVING-DINING-KITCHEN AREA, GOOD STARTER OR RETIREMENT HOME

30. 2005-03-25
    soldstatus $73,500

    Show marketing remark (90 chars)

    CUTE HOME IN VILLAGE LOCATION, LIVING-DINING-KITCHEN AREA, GOOD STARTER OR RETIREMENT HOME

31. 2004-07-16
    listed $79,500 90-char remark

    Show marketing remark (90 chars)

    CUTE HOME IN VILLAGE LOCATION, LIVING-DINING-KITCHEN AREA, GOOD STARTER OR RETIREMENT HOME

32. 1998-04-27
    soldstatus $48,300
33. 1996-11-21
    soldstatus $30,000

ⓘ 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: $1,355 · $113/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: +$148/yr (+$12/mo · 10.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,927
• − Mortgage interest: −$4,868
• − Property taxes: −$1,355
• − Insurance: −$434
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,528
• Taxable income: $2,514
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,141/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 — Fair Haven

• Score: 71/100
• State rank: #31
• US rank: #7050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, VT
• Population (ZIP): 4,144

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 10.19%
• Current HPI: 289.3746
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+189.7% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $86,900 PrimeMLS
• 2026-05-18 Relisted — PrimeMLS
• 2026-04-23 Contingent — PrimeMLS
• 2026-04-12 Relisted — PrimeMLS
• 2026-03-30 Contingent — PrimeMLS
• 2026-03-24 Listed $89,900 PrimeMLS
• 2019-03-20 Sold (Public Records) $94,000 Public Records
• 2019-03-18 Sold (MLS) $94,000 PrimeMLS
• 2019-02-06 Pending — PrimeMLS
• 2018-11-09 Price Changed $94,000 PrimeMLS
• 2018-08-02 Relisted — PrimeMLS
• 2018-07-24 Contingent — PrimeMLS
• 2018-07-05 Listed $96,000 PrimeMLS
• 2005-03-25 Sold (Public Records) $73,500 Public Records
• 2005-03-25 Sold (MLS) $73,500 PrimeMLS
• 2004-07-16 Listed $79,500 PrimeMLS
• 1998-04-27 Sold (Public Records) $48,300 Public Records
• 1996-11-21 Sold (Public Records) $30,000 Public Records

Property tax history

+16.9%/yr

Latest (2024): $1,355 · +8.4% YoY. Source: county tax records.