201 High St · Lyndon, VT 05851

$209,900

3 bd · 2.0 ba · 2,668 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.75 ac lot

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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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this spacious 3-bedroom, 2-bath home conveniently located in the heart of Lyndonville. Offering over 2,600 square feet of living space, this property features a finished basement complete with a kitchenette, providing flexible options for extended family, guests, or additional living and entertaining space. Recent freeze damage presents a unique opportunity for buyers looking to add value and make the home their own. With a generous lot, ample living space, and an in-town location close to schools, shopping, restaurants, and local amenities, this property offers plenty of potential for renovation and customization. Whether you're an investor, contractor, or buyer loo

Key facts

• Kitchenette
• Generous lot
• In-town location

Tags

• FINISHED BASEMENT
• KITCHENETTE
• GENEROUS LOT
• IN-TOWN LOCATION

Property features AI

Finance

• Financial info: Property listed as foreclosed/bank-owned/REO

Exterior

• Parking: 2-car garage; Gravel driveway
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; No listed utilities (other); Internet availability unknown
• Home design: Ranch-style home; Existing construction; Metal roof
• Construction: Wood frame with vinyl siding; Built in 1973
• Exterior features: Corner lot; Hilly terrain; Landscaped; Level areas

Interior

• Kitchen: Main-level kitchen; Basement kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; One 3/4 bathroom in the basement
• Heating & cooling: Baseboard heat
• Interior features: Five total rooms; Bonus room in the basement; Family room in the basement; Main-level family room; Main-level kitchen; Basement kitchen; Basement 3/4 bath; Basement walkout; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $199k (5.3% below list).
• Recommended offer: $199k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Lyndon Town School (math 31% / reading 39%, grade F, #121 of 192 statewide, top 63%, 501 students, 45% FRL).
• Market conditions: 41 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $116k; list at $210k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $198,750 (5.3% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $122,773
• Equity at exit: $189,095

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $354,959
• Equity at exit: $407,790

Cash invested: $58,772 (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 05851

• Home prices YoY: 9.6%
• Active inventory: 41
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$250 /mo · $2,994/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $132

Break-even live

Break-even rent $1,820

Max offer price $209,900

Occupancy floor 88%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   status $209,900 Active 1 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $209,900 Coming Soon 1 DOM

ⓘ 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: $2,994 · $250/mo
• Projected year-2 tax: $3,491 · $291/mo
• Expected delta: +$497/yr (+$41/mo · 16.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,850
• − Mortgage interest: −$11,758
• − Property taxes: −$2,994
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$6,106
• Taxable loss: −$1,873
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $2,039/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 — Lyndon

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

Census & demographics

• Census place: Lyndonville, VT
• Population (ZIP): 5,972

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 9% Slovak 6% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.00%
• Current HPI: 319.1832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.3% since first listed

2 events — show timeline

• 2026-06-17 Coming Soon $209,900 PrimeMLS
• 2015-08-07 Sold (Public Records) $116,400 Public Records

Property tax history

-0.1%/yr

Latest (2024): $2,994 · +13.4% YoY. Source: county tax records.