99-101 Maple Ave · Barre, VT 05641

$219,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 42 Days on market

Built 1914 6,969 sqft lot Est $258k · 15% 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 +15.3/30.0
• ARV discount +14.3/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• 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

Unlock significant value with this versatile property, perfectly positioned for the savvy investor or a homeowner looking to build sweat equity. This rare offering features a 3-bedroom primary residence and a detached garage with a 2-bedroom, 1-bath apartment above—a layout that promises incredible flexibility and income potential. The main house features a traditional, functional floor plan. The first level includes a kitchen with granite countertops and natural light, a formal dining room, and a spacious living room. All three bedrooms and the full bathroom are located on the second floor. An inviting enclosed porch offers a serene spot for relaxation. Major investments provide a solid head start: the main house features a new roof and vinyl replacement windows installed within the last four years. While both the main house and the accessory apartment require renovation and updates, these significant exterior improvements offer immediate peace of mind. Situated on a low-maintenance 0.16-acre lot, the location is unbeatable. Enjoy a walkable neighborhood near downtown shops and local dining, with rapid access to the hospital and I-89. Bring your vision and toolkit to restore this Barre City gem. Whether you’re seeking a custom primary residence with a mortgage helper or a high-upside investment, the potential here is unmatched!

Key facts

• 2 bedroom apartment
• 0.16 acre lot
• Enclosed porch

Tags

• DETACHED GARAGE
• 2 BEDROOM APARTMENT
• ENCLOSED PORCH
• NEW ROOF
• VINYL REPLACEMENT WINDOWS
• 0.16 ACRE LOT

Property features AI

Finance

• Other: Property is surveyed status: unknown; Road frontage is paved, public

Exterior

• Parking: 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electric service (Green Mountain Power); High-speed internet available onsite; Cable available (Spectrum); Phone service available (AT&T, Verizon)
• Home design: Flat / New Englander architectural style; Existing property
• Construction: Built in 1914; Wood frame construction with vinyl siding; Shingle roof
• Exterior features: Corner lot with curbing, sidewalks, street lights; Level to sloping terrain

Interior

• Kitchen: Kitchen with dishwasher and refrigerator; Electric range
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating with hot air distribution; Central air conditioning
• Interior features: 7 total rooms; Basement with interior access and basement stairs
• Laundry & utility: Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $79 ($945/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 $196k (10.6% below list).
• Recommended offer: $196k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% 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).
• Market conditions: 91 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).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 42 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $154k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,808 (10.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $257,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Brook St	0.09mi	3/1.0	1,192 (-5%)	1mo	$199,000	$167	87
29 Church Hill Rd	0.12mi	3/1.0	1,174 (-6%)	9mo	$205,000	$175	77
74 Pleasant St	0.30mi	4/1.0 (+1)	1,218 (-3%)	8mo	$130,000	$107	70
20 George St	0.57mi	3/1.5	1,178 (-6%)	2mo	$256,000	$217	60
85 Smith St	0.54mi	3/1.5	1,332 (+6%)	5mo	$132,000	$99	58
124 Mathieu Dr	0.65mi	3/2.0	1,274 (+2%)	6mo	$437,500	$343	57
163 Quinlan Dr	0.24mi	4/2.0 (+1)	1,410 (+13%)	8mo	$300,000	$213	52
42 Center St	0.54mi	3/1.0	1,140 (-9%)	11mo	$250,000	$219	51
3 Thomas St	0.68mi	3/1.0	1,167 (-7%)	8mo	$235,000	$201	50
158 Seminary St	0.28mi	2/2.5 (-1)	1,386 (+11%)	10mo	$285,000	$206	50
30 Lawrence Ave	0.71mi	4/2.0 (+1)	1,300 (+4%)	10mo	$290,000	$223	43
63 John St	0.66mi	3/2.0	1,116 (-11%)	10mo	$178,000	$159	39

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-30,472
• Equity at exit: $32,654

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-20,071
• Equity at exit: $18,935

Cash invested: $61,320 (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: 91
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $79

Break-even live

Break-even rent $1,858

Max offer price $219,000

Occupancy floor 91%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Nicholas Ln Unit 71/73 Barre, VT	2.0	2.0	1200	$2,060	$1.72	43d	1	0.73mi

Listing history 18 events

1. 2026-06-19
   days on market $219,000 Active 42 DOM
2. 2026-06-18
   days on market $219,000 Active 41 DOM
3. 2026-06-17
   days on market $219,000 Active 40 DOM
4. 2026-06-16
   days on market $219,000 Active 39 DOM
5. 2026-06-15
   days on market $219,000 Active 38 DOM
6. 2026-06-14
   days on market $219,000 Active 36 DOM
7. 2026-06-12
   days on market $219,000 Active 35 DOM
8. 2026-06-09
   days on market $219,000 Active 32 DOM
9. 2026-06-08
   days on market $219,000 Active 31 DOM
10. 2026-06-07
    days on market $219,000 Active 30 DOM
11. 2026-06-04
    days on market $219,000 Active 26 DOM
12. 2026-06-02
    days on market $219,000 Active 25 DOM
13. 2026-06-01
    days on market $219,000 Active 24 DOM
14. 2026-05-31
    days on market $219,000 Active 23 DOM
15. 2026-05-31
    days on market $219,000 Active 22 DOM
16. 2026-05-08
    listed $225,000 Active

    Show marketing remark (1362 chars)

    Unlock significant value with this versatile property, perfectly positioned for the savvy investor or a homeowner looking to build sweat equity. This rare offering features a 3-bedroom primary residence and a detached garage with a 2-bedroom, 1-bath apartment above—a layout that promises incredible flexibility and income potential. The main house features a traditional, functional floor plan. The first level includes a kitchen with granite countertops and natural light, a formal dining room, and a spacious living room. All three bedrooms and the full bathroom are located on the second floor. An inviting enclosed porch offers a serene spot for relaxation. Major investments provide a solid head start: the main house features a new roof and vinyl replacement windows installed within the last four years. While both the main house and the accessory apartment require renovation and updates, these significant exterior improvements offer immediate peace of mind. Situated on a low-maintenance 0.16-acre lot, the location is unbeatable. Enjoy a walkable neighborhood near downtown shops and local dining, with rapid access to the hospital and I-89. Bring your vision and toolkit to restore this Barre City gem. Whether you’re seeking a custom primary residence with a mortgage helper or a high-upside investment, the potential here is unmatched!

17. 2026-05-08
    listed $225,000 Active 1362-char remark

    Show marketing remark (1362 chars)

    Unlock significant value with this versatile property, perfectly positioned for the savvy investor or a homeowner looking to build sweat equity. This rare offering features a 3-bedroom primary residence and a detached garage with a 2-bedroom, 1-bath apartment above—a layout that promises incredible flexibility and income potential. The main house features a traditional, functional floor plan. The first level includes a kitchen with granite countertops and natural light, a formal dining room, and a spacious living room. All three bedrooms and the full bathroom are located on the second floor. An inviting enclosed porch offers a serene spot for relaxation. Major investments provide a solid head start: the main house features a new roof and vinyl replacement windows installed within the last four years. While both the main house and the accessory apartment require renovation and updates, these significant exterior improvements offer immediate peace of mind. Situated on a low-maintenance 0.16-acre lot, the location is unbeatable. Enjoy a walkable neighborhood near downtown shops and local dining, with rapid access to the hospital and I-89. Bring your vision and toolkit to restore this Barre City gem. Whether you’re seeking a custom primary residence with a mortgage helper or a high-upside investment, the potential here is unmatched!

18. 2008-11-14
    soldstatus $154,000

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $3,451 · $288/mo
• Expected delta: +$710/yr (+$59/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $23,497
• − Mortgage interest: −$12,267
• − Property taxes: −$2,741
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$6,371
• Taxable loss: −$2,737
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,602/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

+46.1% since first listed

3 events — show timeline

• 2026-05-08 Listed $225,000 PrimeMLS
• 2026-05-08 Listed $225,000 PrimeMLS
• 2008-11-14 Sold (Public Records) $154,000 Public Records

Property tax history

-3.8%/yr

Latest (2024): $2,741 · +8.0% YoY. Source: county tax records.