3000 VT Route 100 Unit 6B · Waitsfield, VT 05673

$585,000

3 bd · 2.0 ba · 1,505 sqft · Condo · 94 Days on market

Built 2026 $389/sqft · at area comps Est $604k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

NEW CONSTRUCTION. .. Just ten minutes to the base of Sugarbush Resorts and Mad River Glen! Experience awe-inspiring year-round views of the Mad River Valley and direct access to the VAST Trail System. Crafted by Vermont Signature Homes of Waitsfield. The subject home is a 3 bedroom, 2 bath townhouse featuring turn-key living. Enjoy a single-level floor plan with meadow views from every window. Offering an array of upgraded features including central heating and cooling, oversized Harvey triple pane double hung windows, open floor plan, and garage parking! Spacious basement crawl space perfect for additional storage. The primary bedroom suite has a private full bathroom, walk-in closet, and views. The second bedroom has direct access to another full bathroom and is also quite spacious. The third bedroom is nicely situated in the floorplan and has ample closets with plenty of storage. A spacious living/dining/kitchen area offers a welcoming space to unwind or host your guests. Make this home yours today!

Key facts

• Central heating
• Direct access
• New construction

Tags

• NEW CONSTRUCTION
• YEAR-ROUND VIEWS
• DIRECT ACCESS
• MEADOW VIEWS
• CENTRAL HEATING
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $585k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $377k (35.5% below list).
• Recommended offer: $377k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#37 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, housing B; Watch: amenities F, commute F, employment F.
• Zoned schools: Crossett Brook Middle School (math 39% / reading 61%, grade C, #7 of 26 statewide, top 24%, 288 students, 14% FRL); Harwood Union Middle/High School (math 27% / reading 67%, grade D-, #10 of 48 statewide, top 28%, 556 students, 18% FRL).
• Market conditions: 23 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $63k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($532k) is reasonable based on typical stale-listing flexibility.

Recommended offer $377,145 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $604,238
• List price: $585,000
• Delta: -3.18%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $250,938
• Equity at exit: $527,014

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $792,342
• Equity at exit: $1,136,526

Cash invested: $163,800 (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 05673

• Home prices YoY: 14.8%
• Active inventory: 23
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,771 medium
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,775/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $-1,063

Break-even live

Break-even rent $5,117

Max offer price $431,130

Occupancy floor —

Sensitivity live

Price	-10% $-659	-5% $-861	+0% $-1,063	+5% $-1,265	+10% $-1,468
Rent	-10% $-1,361	-5% $-1,212	+0% $-1,063	+5% $-914	+10% $-765
Rate	-1.0pp $-769	-0.5pp $-915	base $-1,063	+0.5pp $-1,215	+1.0pp $-1,369

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $585,000 Active 94 DOM
2. 2026-06-21
   days on market $585,000 Active 93 DOM
3. 2026-06-19
   days on market $585,000 Active 91 DOM
4. 2026-06-18
   days on market $585,000 Active 90 DOM
5. 2026-06-17
   days on market $585,000 Active 89 DOM
6. 2026-06-16
   days on market $585,000 Active 88 DOM
7. 2026-06-15
   days on market $585,000 Active 87 DOM
8. 2026-06-14
   days on market $585,000 Active 85 DOM
9. 2026-06-12
   days on market $585,000 Active 84 DOM
10. 2026-06-09
    days on market $585,000 Active 81 DOM
11. 2026-06-08
    days on market $585,000 Active 80 DOM
12. 2026-06-07
    days on market $585,000 Active 79 DOM
13. 2026-06-07
    days on market $585,000 Active 78 DOM
14. 2026-06-04
    days on market $585,000 Active 75 DOM
15. 2026-06-02
    days on market $585,000 Active 74 DOM
16. 2026-06-01
    days on market $585,000 Active 73 DOM
17. 2026-05-31
    days on market $585,000 Active 72 DOM
18. 2026-05-31
    days on market $585,000 Active 71 DOM
19. 2026-03-20
    listed $600,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    NEW CONSTRUCTION. .. Just ten minutes to the base of Sugarbush Resorts and Mad River Glen! Experience awe-inspiring year-round views of the Mad River Valley and direct access to the VAST Trail System. Crafted by Vermont Signature Homes of Waitsfield. The subject home is a 3 bedroom, 2 bath townhouse featuring turn-key living. Enjoy a single-level floor plan with meadow views from every window. Offering an array of upgraded features including central heating and cooling, oversized Harvey triple pane double hung windows, open floor plan, and garage parking! Spacious basement crawl space perfect for additional storage. The primary bedroom suite has a private full bathroom, walk-in closet, and views. The second bedroom has direct access to another full bathroom and is also quite spacious. The third bedroom is nicely situated in the floorplan and has ample closets with plenty of storage. A spacious living/dining/kitchen area offers a welcoming space to unwind or host your guests. Make this home yours today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,257
• − Mortgage interest: −$32,769
• − Property taxes: −$8,775
• − Insurance: −$2,925
• − Repairs & maintenance: −$3,621
• − Management: −$3,621
• − Depreciation: −$17,018
• Taxable loss: −$23,471
• Est. tax savings @ 24.0%: +$5,633
• After-tax cash flow: $-7,127/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 — Waitsfield

• Score: 68/100
• State rank: #37
• US rank: #9382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,465

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 5% Lithuanian 4% Danish 3%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Indo-European 0%

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: ▲ 49.14%
• Current HPI: 380.3453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-20 Listed $600,000 PrimeMLS