71 Woodbury St · Hardwick, VT 05843

$119,900

3 bd · 1.0 ba · 734 sqft · SingleFamily public records · 243 Days on market

Built 1900 7,405 sqft lot Est $186k · 35% 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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking for a project property for investment or perhaps you are looking for your primary home that you can fix up and put all your own personal touches on? This could be the one! Situated nicely on a corner lot in the village, within a short walking distance to village amenities sits this Gambrel style home. The main level has an eat in kitchen and a separate living room. The upstairs hosts 3 bedrooms and a full bath. There is a full basement with interior access and there is an exterior access door as well. The wrap around enclosed porch provides plenty of storage space or could provide additional 3 season living spaces. For the warmer months there is a back deck that has more privacy but still gets plenty of sun. The property is being sold AS IS. All personal property from previous owner conveys with the sale. Current owner has never lived there, no written disclosures for the property. There is evidence of a small fire near the stairs. The property was bought at tax sale in October 2020, cash only sale. The property is in need of renovations inside and out. A project that is affordable and provides room to make it an adorable village home!

Key facts

• New plumbing
• Updated wiring
• New water heater

Tags

• UPDATED WIRING
• NEW PLUMBING
• SOME WINDOWS REPLACED
• NEW WATER HEATER
• ROOF PAINTED
• EXTERIOR PAINTED

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Public metered water; Public metered sewer; 100 Amp electric service with circuit breakers; Cable internet available (Xfinity)
• Home design: Gambrel architectural style; Gray exterior color
• Construction: Wood frame construction with clapboard/wood siding; Metal roof; Built in 1900
• Exterior features: Corner lot located in town and near neighborhood amenities, shopping, schools and paths; Driveway is dirt; Located on a paved, dead-end, public maintained road

Interior

• Kitchen: Kitchen/dining area on the first floor; Dishwasher; Microwave; Gas range
• Bedrooms: Three bedrooms on the second floor
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Wood heat (wood stove); Wall furnace
• Interior features: 6 total rooms; Full unfinished basement with concrete floor, interior stairs, exterior/walkout access
• Laundry & utility: Gas water heater (tank)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $70 ($836/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 $102k (15.3% below list).
• Recommended offer: $102k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#102 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: employment C-, housing C-, schools F.
• Market conditions: 13 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 $5k of equity ($829 loan paydown + $4k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $32k; list at $120k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $101,579 (15.3% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.85% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $185,702
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
472 Wolcott St	0.16mi	2/1.0 (-1)	780 (+6%)	3mo	$197,000	$253	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.69×
• Total profit: $23,267
• Equity at exit: $58,626

10-year hold

• IRR: 13.4%
• Equity multiple: 3.12×
• Total profit: $71,245
• Equity at exit: $94,199

Cash invested: $33,572 (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 05843

• Home prices YoY: 1.8%
• Active inventory: 13
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $70

Break-even live

Break-even rent $928

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $138	-5% $104	+0% $70	+5% $36	+10% $2
Rent	-10% $-11	-5% $30	+0% $70	+5% $110	+10% $150
Rate	-1.0pp $130	-0.5pp $100	base $70	+0.5pp $39	+1.0pp $7

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-19
   price $119,900
2. 2025-11-04
   price $109,900
3. 2025-09-26
   listed $99,000 Active
4. 2022-08-15
   soldstatus $32,000
5. 2022-08-10
   soldstatus $32,000 Closed 1171-char remark

   Show marketing remark (1171 chars)

   Are you looking for a project property for investment or perhaps you are looking for your primary home that you can fix up and put all your own personal touches on? This could be the one! Situated nicely on a corner lot in the village, within a short walking distance to village amenities sits this Gambrel style home. The main level has an eat in kitchen and a separate living room. The upstairs hosts 3 bedrooms and a full bath. There is a full basement with interior access and there is an exterior access door as well. The wrap around enclosed porch provides plenty of storage space or could provide additional 3 season living spaces. For the warmer months there is a back deck that has more privacy but still gets plenty of sun. The property is being sold AS IS. All personal property from previous owner conveys with the sale. Current owner has never lived there, no written disclosures for the property. There is evidence of a small fire near the stairs. The property was bought at tax sale in October 2020, cash only sale. The property is in need of renovations inside and out. A project that is affordable and provides room to make it an adorable village home!

6. 2022-07-19
   historical Active with Contract 1171-char remark

   Show marketing remark (1171 chars)

   Are you looking for a project property for investment or perhaps you are looking for your primary home that you can fix up and put all your own personal touches on? This could be the one! Situated nicely on a corner lot in the village, within a short walking distance to village amenities sits this Gambrel style home. The main level has an eat in kitchen and a separate living room. The upstairs hosts 3 bedrooms and a full bath. There is a full basement with interior access and there is an exterior access door as well. The wrap around enclosed porch provides plenty of storage space or could provide additional 3 season living spaces. For the warmer months there is a back deck that has more privacy but still gets plenty of sun. The property is being sold AS IS. All personal property from previous owner conveys with the sale. Current owner has never lived there, no written disclosures for the property. There is evidence of a small fire near the stairs. The property was bought at tax sale in October 2020, cash only sale. The property is in need of renovations inside and out. A project that is affordable and provides room to make it an adorable village home!

7. 2022-06-20
   listed $68,500 Active 1171-char remark

   Show marketing remark (1171 chars)

   Are you looking for a project property for investment or perhaps you are looking for your primary home that you can fix up and put all your own personal touches on? This could be the one! Situated nicely on a corner lot in the village, within a short walking distance to village amenities sits this Gambrel style home. The main level has an eat in kitchen and a separate living room. The upstairs hosts 3 bedrooms and a full bath. There is a full basement with interior access and there is an exterior access door as well. The wrap around enclosed porch provides plenty of storage space or could provide additional 3 season living spaces. For the warmer months there is a back deck that has more privacy but still gets plenty of sun. The property is being sold AS IS. All personal property from previous owner conveys with the sale. Current owner has never lived there, no written disclosures for the property. There is evidence of a small fire near the stairs. The property was bought at tax sale in October 2020, cash only sale. The property is in need of renovations inside and out. A project that is affordable and provides room to make it an adorable village home!

8. 2021-12-10
   soldstatus $6,000
9. 2014-06-27
   soldstatus $30,000

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$814/yr (+$68/mo · 125.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 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: $12,189
• − Mortgage interest: −$6,716
• − Property taxes: −$649
• − Insurance: −$600
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$3,488
• Taxable loss: −$1,214
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,127/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 — Hardwick

• Score: 59/100
• State rank: #102
• US rank: #20534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardwick, VT
• Population (ZIP): 2,283

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 (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▲ 3.69%
• Current HPI: 206.8356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+299.7% since first listed

9 events — show timeline

• 2026-01-19 Price Changed $119,900 PrimeMLS
• 2025-11-04 Price Changed $109,900 PrimeMLS
• 2025-09-26 Listed $99,000 PrimeMLS
• 2022-08-15 Sold (Public Records) $32,000 Public Records
• 2022-08-10 Sold (MLS) $32,000 PrimeMLS
• 2022-07-19 Contingent — PrimeMLS
• 2022-06-20 Listed $68,500 PrimeMLS
• 2021-12-10 Sold (Public Records) $6,000 Public Records
• 2014-06-27 Sold (Public Records) $30,000 Public Records

Property tax history

-1.2%/yr

Latest (2024): $649 · +16.5% YoY. Source: county tax records.