20134 State Route 22 · North Pownal, VT 12138

$319,500

4 bd · 3.0 ba · 1,080 sqft · SingleFamily public records · 11 Days on market

Built 1976 2.77 ac lot $296/sqft · 111% above area Est $379k · 16% under

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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).

• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• Cash flow +4.7/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

Tucked away on more than 2 private acres and set well back from the road, this versatile farmhouse ad property offers space, privacy, and exceptional flexibility. Large level lawns, beautiful mature trees, and a peaceful setting create the perfect backdrop for country living. The main residence features 3 bedrooms and 2 baths, including a dramatic primary bedroom with a beamed vaulted ceiling and sliding doors that open to the large rear deck. A covered breezeway connects the home to a separate 1-bedroom apartment offering a large living room, kitchen, dining area, bedroom, and full bath. Well-suited for extended family, guests, home office use, or potential Airbnb income, the apartment add

Key facts

• Private acres
• Covered breezeway
• Separate apartment

Tags

• PRIVATE ACRES
• EXPANSIVE LEVEL LAWNS
• MATURE TREES
• COVERED BREEZEWAY
• SEPARATE APARTMENT
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

• Other: Property directions: Just off of Rt. 22 in Petersburgh, NY; Air purifier included

Exterior

• Parking: Detached garage; Two garage spaces; Off-street parking, driveway; Total parking spaces for about 15 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Septic tank; Cable available
• Home design: Single-family residence; Riverfront property on the Little Hoosic River; Secluded, level, wooded and landscaped lot (approximately 2.77 acres)
• Construction: Vinyl siding with drywall interior; Concrete perimeter foundation; Shingle/asphalt roof; Living area approximately 2,700
• Exterior features: Rear porch; Wrap-around porch; Deck; Barn; Exterior lighting; Sheds and barns on the property; Garages (detached)

Interior

• Kitchen: Eat-in kitchen on the first level; Additional kitchen in the in-law/AirBnB suite; Dishwasher; Microwave; Oven; Range; Refrigerator; Water purifier
• Bedrooms: Primary bedroom on the first level with vaulted ceiling; Two additional bedrooms on the second level; An extra bedroom in an in-law/AirBnB suite on the first level
• Flooring: Tile; Vinyl; Hardwood
• Bathrooms: Three full bathrooms (two on the first level, one on the second level); Full bathroom in the in-law/AirBnB suite
• Heating & cooling: Baseboard hot water heating (propane); Window cooling units
• Interior features: High speed internet; Ceiling paddle fans; Vaulted ceilings; Central vacuum; Screens and blinds
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (40.5% below list).
• Recommended offer: $179k (43.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hoosick Falls Central School District (rural): math 52% / reading 46% proficiency, ranked #469 of 755 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hoosick Falls Elementary School (math 54% / reading 64%, grade B-, #745 of 2,108 statewide, top 39%, 398 students, 53% FRL); Hoosick Falls Middle School (325 students, 54% FRL); Hoosick Falls High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 329 students, 51% FRL) — zoned schools average 53% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 49% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Hoosick Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y 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.
• Current owner paid $175k; list at $320k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $179,312 (43.9% 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. Built in 1976 — 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. 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?
5. 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.
6. 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.
7. 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: 0.60% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.64%
• DSCR: 0.53
• GRM: 14.0

CMA / ARV

• ARV (median comp): $378,785
• List price: $319,500
• Delta: -7.60%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $123,548
• Equity at exit: $287,831

10-year hold

• IRR: 16.0%
• Equity multiple: 5.51×
• Total profit: $403,739
• Equity at exit: $620,718

Cash invested: $89,460 (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 12138

• Home prices YoY: 9.0%
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$1,675
• Tax from tax record: −$487 /mo · $5,847/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-794

Break-even live

Break-even rent $2,906

Max offer price $179,312

Occupancy floor —

Sensitivity live

Price	-10% $-613	-5% $-703	+0% $-794	+5% $-884	+10% $-974
Rent	-10% $-944	-5% $-869	+0% $-794	+5% $-718	+10% $-643
Rate	-1.0pp $-633	-0.5pp $-712	base $-794	+0.5pp $-876	+1.0pp $-961

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $319,500 Active 11 DOM
2. 2026-06-21
   days on market $319,500 Active 10 DOM
3. 2026-06-19
   days on market $319,500 Active 8 DOM
4. 2026-06-18
   days on market $319,500 Active 7 DOM
5. 2026-06-17
   days on market $319,500 Active 6 DOM
6. 2026-06-16
   days on market $319,500 Active 5 DOM
7. 2026-06-15
   days on market $319,500 Active 4 DOM
8. 2026-06-14
   days on market $319,500 Active 2 DOM
9. 2026-06-12
   pricedays on marketlisting id $319,500 Active 1 DOM
10. 2026-06-01
    days on market $350,000 Active 45 DOM
11. 2026-05-31
    days on market $350,000 Active 44 DOM
12. 2026-05-31
    days on market $350,000 Active 43 DOM
13. 2026-05-04
    price $359,000 746-char remark
14. 2026-04-18
    listed $369,000 Active 746-char remark
15. 2024-05-22
    historical
16. 2024-05-17
    listed $310,000 Active
17. 2014-10-08
    soldstatus $175,000
18. 2014-09-11
    soldstatus $175,000
19. 2014-07-03
    historical
20. 2014-04-11
    listed $180,000
21. 2014-03-01
    historical
22. 2013-07-29
    listed $219,900
23. 2013-07-13
    historical
24. 2012-08-08
    historical
25. 2012-07-29
    listed $229,000
26. 2012-03-28
    listed $239,900
27. 2012-03-05
    historical
28. 2011-03-04
    listed $239,900
29. 2011-02-02
    historical
30. 2010-02-01
    listed $250,000

ⓘ 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: $5,847 · $487/mo
• Projected year-2 tax: $5,959 · $497/mo
• Expected delta: +$112/yr (+$9/mo · 1.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,820
• − Mortgage interest: −$17,897
• − Property taxes: −$5,847
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$9,295
• Taxable loss: −$15,467
• Est. tax savings @ 24.0%: +$3,712
• After-tax cash flow: $-5,811/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)

• District: Hoosick Falls Central School District
• NCES district ID: 3614760
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $54,349
• Composite: 44.44/100
• National rank: #6093
• State rank: #469 of 755 in NY

Livability — North Pownal

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,826

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.77%
• Current HPI: 324.5137
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+27.8% since first listed

21 events — show timeline

• 2026-06-11 Listed $319,500 Global MLS
• 2026-06-01 Listing Removed — Global MLS
• 2026-05-28 Price Changed $350,000 Global MLS
• 2026-05-04 Price Changed $359,000 Global MLS
• 2026-04-18 Listed $369,000 Global MLS
• 2024-05-22 Listing Removed — Global MLS
• 2024-05-17 Listed $310,000 Global MLS
• 2014-10-08 Sold (Public Records) $175,000 Public Records
• 2014-09-11 Sold (MLS) $175,000 Global MLS
• 2014-07-03 Listing Removed — Global MLS
• 2014-04-11 Listed $180,000 Global MLS
• 2014-03-01 Listing Removed — Global MLS
• 2013-07-29 Listed $219,900 Global MLS
• 2013-07-13 Listing Removed — Global MLS
• 2012-08-08 Listing Removed — Global MLS
• 2012-07-29 Listed $229,000 Global MLS
• 2012-03-28 Listed $239,900 Global MLS
• 2012-03-05 Listing Removed — Global MLS
• 2011-03-04 Listed $239,900 Global MLS
• 2011-02-02 Listing Removed — Global MLS
• 2010-02-01 Listed $250,000 Global MLS

Property tax history

+1.4%/yr

Latest (2025): $5,847 · +10.4% YoY. Source: county tax records.