7780 Route 113 · Thetford, VT 05058

$154,000

5 bd · 2.5 ba · 2,280 sqft · MultiFamily · 417 Days on market

Built 1900 Fair condition 0.47 ac lot $68/sqft · 62% below area ↓ 23% since listing

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Why this score? — see what drove the B- 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.4/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

Key facts

• Open layout
• Back unit potential
• 0.47 acre lot

Tags

• OPEN LAYOUT
• BACK UNIT POTENTIAL
• BASEMENT INTERIOR ACCESS

🏷️ Possibly a rental listed for sale. The $154,000 price doesn't fit this home's estimated sale value (~$410,470) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $154k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Thetford Elementary School (math 32% / reading 42%, grade F, #113 of 192 statewide, top 62%, 208 students, 14% FRL).
• Market conditions: 3 active listings in the ZIP; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• Orange County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $410,470
• List price: $154,000
• Delta: -62.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.55×
• Total profit: $23,910
• Equity at exit: $50,582

10-year hold

• IRR: 15.1%
• Equity multiple: 2.79×
• Total profit: $77,024
• Equity at exit: $65,706

Cash invested: $43,120 (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 05058

• Home prices YoY: 0.7%
• Active inventory: 3
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $359

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 75%

Sensitivity live

Price	-10% $466	-5% $412	+0% $359	+5% $306	+10% $253
Rent	-10% $217	-5% $288	+0% $359	+5% $430	+10% $501
Rate	-1.0pp $437	-0.5pp $398	base $359	+0.5pp $319	+1.0pp $279

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $154,000 Active 417 DOM
2. 2026-06-21
   days on market $154,000 Active 416 DOM
3. 2026-06-18
   days on market $154,000 Active 414 DOM
4. 2026-06-17
   days on market $154,000 Active 413 DOM
5. 2026-06-16
   days on market $154,000 Active 412 DOM
6. 2026-06-15
   days on market $154,000 Active 411 DOM
7. 2026-06-15
   days on market $154,000 Active 410 DOM
8. 2026-06-13
   days on market $154,000 Active 409 DOM
9. 2026-06-12
   days on market $154,000 Active 408 DOM
10. 2026-06-09
    days on market $154,000 Active 405 DOM
11. 2026-06-08
    days on market $154,000 Active 404 DOM
12. 2026-06-08
    days on market $154,000 Active 403 DOM
13. 2026-06-05
    days on market $154,000 Active 401 DOM
14. 2026-06-03
    days on market $154,000 Active 399 DOM
15. 2026-06-02
    days on market $154,000 Active 398 DOM
16. 2026-06-01
    days on market $154,000 Active 397 DOM
17. 2026-05-31
    days on market $154,000 Active 396 DOM
18. 2026-03-31
    status Active 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

19. 2026-03-04
    historical Active with Contract 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

20. 2026-01-05
    status Active 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

21. 2026-01-01
    historical 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

22. 2025-10-13
    price $154,000 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

23. 2025-05-13
    price $159,000 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

24. 2025-04-26
    listed $175,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Mixed-use property (two apartments and commercial or studio space) in the charming village of Post Mills. Originally single-family home, has been converted into a 3-unit building, offering a range of potential uses: fully residential or multi-family investment; single-family home; combination of both commercial and residential spaces. Grants available for exterior and interior improvements. Top Unit > the largest area, with demo already started (kitchen and bath removed) offering an opportunity to complete renovation to your specs. This unit could be transformed into a spacious 2-bedroom apartment, with potential for views of the surrounding area. The open layout gives you a blank canvas to create a stunning living space. Downstairs > Long term tenant just moved out of the 2-bedroom main level, so the space is ready for renovation and paint. Offering excellent opportunity to modernize and find your own tenant. It's ready to go! Back Unit > This small studio space is in need of work but offers potential to be a cozy, income-generating rental. With the right renovations, it could be a charming unit with its own appeal. Could also be used for small commercial rental space, as well. Basement > interior access, needs attention for storage use.

25. 2024-09-29
    price $180,000
26. 2023-12-16
    price $199,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,621
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,480
• Taxable income: $1,976
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $3,836/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior repairs and maintenance, including siding, paint, and landscaping. Improvements in these areas will substantially increase its value for both resale and rental purposes.

Repairs flagged

• Major siding — Significant damage and wear on the exterior siding.
• Major exterior paint — Faded and uneven paint, indicating extensive wear.
• Major landscaping — Minimal landscaping with debris and overgrown areas.

Value-add opportunities

• Both repair and paint the exterior — Improving the exterior appearance will enhance both the resale and rental value.
• Both landscaping — A well-maintained landscape can significantly increase the property's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear on the exterior siding.	Major	$15,000–50,000
exterior paint · Faded and uneven paint, indicating extensive wear.	Major	$15,000–50,000
landscaping · Minimal landscaping with debris and overgrown areas.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint the exterior — Improving the exterior appearance will enhance both the resale and rental value. ↑
• Both landscaping — A well-maintained landscape can significantly increase the property's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Thetford

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

Census & demographics

• Population (ZIP): 147

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 39% Scotch-Irish 18% Lithuanian 13%
• Foreign-born: 22% · Canada
• Languages at home: 85% English-only · Russian/Polish/Slavic 15%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 102.2111
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.6% since first listed

9 events — show timeline

• 2026-03-31 Relisted — PrimeMLS
• 2026-03-04 Contingent — PrimeMLS
• 2026-01-05 Relisted — PrimeMLS
• 2026-01-01 Delisted — PrimeMLS
• 2025-10-13 Price Changed $154,000 PrimeMLS
• 2025-05-13 Price Changed $159,000 PrimeMLS
• 2025-04-26 Listed $175,000 PrimeMLS
• 2024-09-29 Price Changed $180,000 PrimeMLS
• 2023-12-16 Price Changed $199,000 PrimeMLS