41 Branch St · Barre, VT 05641

$220,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 152 Days on market

Built 1925 2,613 sqft lot Est $234k · 6% under

---

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).

• Cash flow +15.5/30.0
• ARV discount +10.2/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

72 Hour Home Sale - Inquire Immediately! Ask your agent for the walkthrough video and how you can lock this home up now with absolutely no risk! This Barre City Cape boasts a kitchen, dining, living room, and full bathroom on the main floor. You’ll find updated lighting, windows, flooring, counter tops, and paint inside & outside the home. Three bedrooms with a ½ bathroom are located on the second floor. The primary bedroom has brand new carpet and a walk-in closet. The upstairs 1/2 bath has been fully updated. This house provides a large sunroom that’s perfect for entertaining guests and summertime plants. Additionally, you'll find a covered front porch perfect for your morning coffee. A brand new furnace and hot water tank were installed in April 2022. You’ll never need to worry about where to park your car as this home has an attached 1 car garage. Just 2 miles from Downtown Barre you’ll be near the famous Barre Auditorium, Post Office, pharmacies, restaurants, movie theatre, playgrounds, and even the Kitty Cafe. Only 1 mile from Spaulding High School and 2 miles from Barre City Elementary School.

Key facts

• Water heater
• Heating system
• Large 3 season porch

Tags

• HEATING SYSTEM
• WATER HEATER
• ENERGY-EFFICIENT WINDOWS
• LARGE 3 SEASON PORCH
• NICELY SIZED CITY LOT
• CLOSE TO ALL AMENITIES

Property features AI

Exterior

• Parking: Attached garage with room for 1 car
• Utilities: Public water; Public sewer; 220V plug and circuit breaker electrical service; High-speed internet available on site; Cable available; LP (bottled) gas available; Telephone service available
• Home design: Cape-style home; Blue exterior color
• Construction: Built in 1925; Wood frame construction; Metal roof; Unknown whether property was recently surveyed
• Exterior features: City lot; Paved driveway

Interior

• Kitchen: Electric stove; Range exhaust hood; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot air heating
• Interior features: Five total rooms; Unfinished walkout basement with interior stair access
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $180k (18.0% below list).
• Recommended offer: $180k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.6% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Barre City Elementary/Middle School (math 20% / reading 33%, grade F, #159 of 192 statewide, top 83%, 784 students, 39% FRL); Spaulding Union High School (math 42% / reading 52%, grade D-, #10 of 48 statewide, top 28%, 615 students, 21% FRL).
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,393 (18.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.82% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $234,156
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Cleveland Ave	0.24mi	3/1.0	960 (+1%)	11mo	$300,000	$313	78
29 Leonard St	0.33mi	2/1.5 (-1)	960 (+1%)	10mo	$285,000	$297	67
94 Seminary St	0.64mi	3/1.0	957 (+1%)	6mo	$99,000	$103	63
15 George St	0.55mi	3/2.0	966 (+2%)	7mo	$239,000	$247	62
130 River St	0.51mi	3/1.0	896 (-6%)	13mo	$172,000	$192	56
81 Currier St	0.60mi	3/2.0	925 (-2%)	13mo	$305,000	$330	54
7 Upland Ave	0.59mi	3/1.5	1,040 (+10%)	3mo	$270,000	$260	52
3 Portland St	0.36mi	2/— (-1)	853 (-10%)	12mo	$41,500	$49	51
99 Brooklyn St	0.25mi	4/1.0 (+1)	1,057 (+12%)	24mo	$85,000	$80	44
6 Walker Ave	0.45mi	2/1.0 (-1)	864 (-9%)	23mo	$162,000	$188	40

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-30,070
• Equity at exit: $32,803

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-19,239
• Equity at exit: $19,022

Cash invested: $61,600 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 89
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $89

Break-even live

Break-even rent $1,691

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $213	-5% $151	+0% $89	+5% $27	+10% $-36
Rent	-10% $-54	-5% $18	+0% $89	+5% $160	+10% $231
Rate	-1.0pp $200	-0.5pp $145	base $89	+0.5pp $32	+1.0pp $-26

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Granite St Unit 1 Barre, VT	2.0	1.0	790	$1,750	$2.22	45d	1	0.36mi

Listing history 20 events

1. 2026-06-22
   days on market $220,000 Active 152 DOM
2. 2026-06-19
   days on market $220,000 Active 149 DOM
3. 2026-06-18
   days on market $220,000 Active 148 DOM
4. 2026-06-17
   days on market $220,000 Active 147 DOM
5. 2026-06-16
   days on market $220,000 Active 146 DOM
6. 2026-06-15
   days on market $220,000 Active 145 DOM
7. 2026-06-14
   days on market $220,000 Active 143 DOM
8. 2026-06-12
   days on market $220,000 Active 142 DOM
9. 2026-06-09
   status $220,000 Active 139 DOM
10. 2026-04-21
    status Pending
11. 2026-03-12
    price $220,000
12. 2026-02-20
    price $235,000
13. 2025-12-23
    price $250,000
14. 2025-12-03
    listed $265,000 Active
15. 2022-07-29
    soldstatus $160,000
16. 2022-07-22
    soldstatus $160,000 1155-char remark

    Show marketing remark (1155 chars)

    72 Hour Home Sale - Inquire Immediately! Ask your agent for the walkthrough video and how you can lock this home up now with absolutely no risk! This Barre City Cape boasts a kitchen, dining, living room, and full bathroom on the main floor. You’ll find updated lighting, windows, flooring, counter tops, and paint inside & outside the home. Three bedrooms with a ½ bathroom are located on the second floor. The primary bedroom has brand new carpet and a walk-in closet. The upstairs 1/2 bath has been fully updated. This house provides a large sunroom that’s perfect for entertaining guests and summertime plants. Additionally, you'll find a covered front porch perfect for your morning coffee. A brand new furnace and hot water tank were installed in April 2022. You’ll never need to worry about where to park your car as this home has an attached 1 car garage. Just 2 miles from Downtown Barre you’ll be near the famous Barre Auditorium, Post Office, pharmacies, restaurants, movie theatre, playgrounds, and even the Kitty Cafe. Only 1 mile from Spaulding High School and 2 miles from Barre City Elementary School.

17. 2022-07-22
    listed $150,000 1155-char remark

    Show marketing remark (1155 chars)

    72 Hour Home Sale - Inquire Immediately! Ask your agent for the walkthrough video and how you can lock this home up now with absolutely no risk! This Barre City Cape boasts a kitchen, dining, living room, and full bathroom on the main floor. You’ll find updated lighting, windows, flooring, counter tops, and paint inside & outside the home. Three bedrooms with a ½ bathroom are located on the second floor. The primary bedroom has brand new carpet and a walk-in closet. The upstairs 1/2 bath has been fully updated. This house provides a large sunroom that’s perfect for entertaining guests and summertime plants. Additionally, you'll find a covered front porch perfect for your morning coffee. A brand new furnace and hot water tank were installed in April 2022. You’ll never need to worry about where to park your car as this home has an attached 1 car garage. Just 2 miles from Downtown Barre you’ll be near the famous Barre Auditorium, Post Office, pharmacies, restaurants, movie theatre, playgrounds, and even the Kitty Cafe. Only 1 mile from Spaulding High School and 2 miles from Barre City Elementary School.

18. 2022-02-10
    soldstatus $60,000
19. 2022-02-04
    soldstatus $60,000 47-char remark

    Show marketing remark (47 chars)

    * * 72 Hour Home Sale Inquire Immediately * *

20. 2022-02-04
    listed $55,000 47-char remark

    Show marketing remark (47 chars)

    * * 72 Hour Home Sale Inquire Immediately * *

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: +$1,545/yr (+$129/mo · 141.8%)

ⓘ 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 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,647
• − Mortgage interest: −$12,323
• − Property taxes: −$1,089
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$6,400
• Taxable loss: −$2,729
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $1,722/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+266.7% since first listed

11 events — show timeline

• 2026-04-21 Pending — PrimeMLS
• 2026-03-12 Price Changed $220,000 PrimeMLS
• 2026-02-20 Price Changed $235,000 PrimeMLS
• 2025-12-23 Price Changed $250,000 PrimeMLS
• 2025-12-03 Listed $265,000 PrimeMLS
• 2022-07-29 Sold (Public Records) $160,000 Public Records
• 2022-07-22 Listed $150,000 PrimeMLS
• 2022-07-22 Sold (MLS) $160,000 PrimeMLS
• 2022-02-10 Sold (Public Records) $60,000 Public Records
• 2022-02-04 Listed $55,000 PrimeMLS
• 2022-02-04 Sold (MLS) $60,000 PrimeMLS

Property tax history

+15.0%/yr

Latest (2024): $1,089 · -4.2% YoY. Source: county tax records.