29 Powell St · Richford, VT 05476

$149,900

2 bd · 1.0 ba · 1,019 sqft · Other · 71 Days on market

Built 1850 2,178 sqft lot $147/sqft · 5% below area Est $158k · 5% under

---

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 +15.7/30.0
• ARV discount +9.9/15.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 1800’s Folk Victorian home has been fully remodeled. Updated with durable vinyl plank flooring & new furnace. New windows allow for lots of natural lighting. Village location gives convenience of local amenities within just a short walking distance. Enjoy the large pressure treated covered porch, great for grilling or just taking in the summer evenings. Why rent when you can own an affordable, move in ready, low maintenance home. Sellers are offering $5,000 offered for closing costs!

Key facts

• 2,178 sq ft lot
• Built 1850
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $67 ($802/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 $126k (15.7% below list).
• Recommended offer: $126k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.3% in Richford — 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 68/100 on livability (#41 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Market conditions: 23 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (1.0% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,358 (15.7% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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 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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $158,312
• List price: $149,900
• Delta: -5.31%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.16×
• Total profit: $6,810
• Equity at exit: $50,956

10-year hold

• IRR: 7.7%
• Equity multiple: 1.93×
• Total profit: $39,124
• Equity at exit: $67,548

Cash invested: $41,972 (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 05476

• Home prices YoY: 0.3%
• Active inventory: 23
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $67

Break-even live

Break-even rent $1,179

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $152	-5% $109	+0% $67	+5% $24	+10% $-18
Rent	-10% $-33	-5% $17	+0% $67	+5% $117	+10% $167
Rate	-1.0pp $142	-0.5pp $105	base $67	+0.5pp $28	+1.0pp $-12

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 71 DOM
2. 2026-06-18
   days on market $149,900 Active 69 DOM
3. 2026-06-17
   days on market $149,900 Active 68 DOM
4. 2026-06-16
   days on market $149,900 Active 67 DOM
5. 2026-06-16
   price $149,900 Active 66 DOM
6. 2026-06-15
   days on market $155,000 Active 66 DOM
7. 2026-06-15
   days on market $155,000 Active 65 DOM
8. 2026-06-13
   days on market $155,000 Active 64 DOM
9. 2026-06-12
   days on market $155,000 Active 63 DOM
10. 2026-06-09
    days on market $155,000 Active 60 DOM
11. 2026-06-08
    days on market $155,000 Active 59 DOM
12. 2026-06-08
    days on market $155,000 Active 58 DOM
13. 2026-06-07
    days on market $155,000 Active 57 DOM
14. 2026-06-03
    days on market $155,000 Active 54 DOM
15. 2026-06-02
    days on market $155,000 Active 53 DOM
16. 2026-06-01
    days on market $155,000 Active 52 DOM
17. 2026-05-31
    days on market $155,000 Active 51 DOM
18. 2026-04-10
    listed $164,000 Active 514-char remark

    Show marketing remark (514 chars)

    This charming 1800’s Folk Victorian home has been fully remodeled. Updated with durable vinyl plank flooring & new furnace. New windows allow for lots of natural lighting. Village location gives convenience of local amenities within just a short walking distance. Enjoy the large pressure treated covered porch, great for grilling or just taking in the summer evenings. Why rent when you can own an affordable, move in ready, low maintenance home. Sellers are offering $5,000 offered for closing costs!

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$927/yr (+$77/mo · 93.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,163
• − Mortgage interest: −$8,397
• − Property taxes: −$994
• − Insurance: −$750
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,361
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,225/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 — Richford

• Score: 68/100
• State rank: #41
• US rank: #10038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richford, VT
• Population (ZIP): 3,217

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15% German 2% Slovak 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.97%
• Current HPI: 332.3059
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-10 Listed $164,000 PrimeMLS

Property tax history

+0.1%/yr

Latest (2024): $994 · +25.6% YoY. Source: county tax records.