26 N Wind Rd · Wilmington, VT 05363

$399,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 137 Days on market

Built 1973 1.60 ac lot $240/sqft · 25% above area Est $517k · 23% 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 +15.0/15.0
• Appreciation +6.3/10.0
• Cash flow +5.8/30.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Rustic Country Home This inviting rustic country home features a spacious great room with a vaulted ceiling and a beautiful fieldstone fireplace with a buckstove—perfect for cozy winter nights. A large dining area offers plenty of space for gathering with family and friends, complemented by an awesome bar ideal for entertaining. The first floor includes a generously sized bedroom, while the second level offers two additional bedrooms and a full bathroom. The current owners have finished the lower level to include two bedrooms, a bonus room, a bathroom, and a utility room with washer and dryer. Recent improvements by the current owners include newer windows, furnace, and roof. The home is served by a three-bedroom septic system.

Key facts

• Fieldstone fireplace
• Utility room
• Dining area

Tags

• FIELDSTONE FIREPLACE
• DINING AREA
• FINISHED LOWER LEVEL
• BONUS ROOM
• UTILITY ROOM
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-793 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (43.4% below list).
• Recommended offer: $226k (43.4% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 2.1% in Wilmington — 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 65/100 on livability (#57 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools D, health & safety D, amenities F.
• Market conditions: 65 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $11k appreciation (2.6% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 137 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $399k implies a 343% gain — meaningful room to come down on a strong offer.

Recommended offer $225,903 (43.4% 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. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.52%
• DSCR: 0.62
• GRM: 14.7

CMA / ARV

• ARV (median comp): $516,718
• List price: $399,000
• Delta: -22.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-9,774
• Equity at exit: $171,695

10-year hold

• IRR: 2.7%
• Equity multiple: 1.40×
• Total profit: $45,095
• Equity at exit: $258,756

Cash invested: $111,720 (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 05363

• Home prices YoY: 0.7%
• Active inventory: 65
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-793

Break-even live

Break-even rent $3,263

Max offer price $258,895

Occupancy floor —

Sensitivity live

Price	-10% $-567	-5% $-680	+0% $-793	+5% $-906	+10% $-1,019
Rent	-10% $-972	-5% $-882	+0% $-793	+5% $-704	+10% $-615
Rate	-1.0pp $-592	-0.5pp $-692	base $-793	+0.5pp $-896	+1.0pp $-1,002

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   days on market $399,000 Active 137 DOM
2. 2026-06-14
   days on market $399,000 Active 135 DOM
3. 2026-06-13
   days on market $399,000 Active 134 DOM
4. 2026-06-10
   days on market $399,000 Active 132 DOM
5. 2026-06-09
   days on market $399,000 Active 131 DOM
6. 2026-06-08
   days on market $399,000 Active 130 DOM
7. 2026-06-07
   days on market $399,000 Active 129 DOM
8. 2026-06-05
   days on market $399,000 Active 126 DOM
9. 2026-06-03
   days on market $399,000 Active 125 DOM
10. 2026-06-02
    days on market $399,000 Active 124 DOM
11. 2026-06-01
    days on market $399,000 Active 123 DOM
12. 2026-05-31
    days on market $399,000 Active 122 DOM
13. 2026-05-31
    days on market $399,000 Active 121 DOM
14. 2026-05-12
    price $399,000 744-char remark

    Show marketing remark (744 chars)

    Rustic Country Home This inviting rustic country home features a spacious great room with a vaulted ceiling and a beautiful fieldstone fireplace with a buckstove—perfect for cozy winter nights. A large dining area offers plenty of space for gathering with family and friends, complemented by an awesome bar ideal for entertaining. The first floor includes a generously sized bedroom, while the second level offers two additional bedrooms and a full bathroom. The current owners have finished the lower level to include two bedrooms, a bonus room, a bathroom, and a utility room with washer and dryer. Recent improvements by the current owners include newer windows, furnace, and roof. The home is served by a three-bedroom septic system.

15. 2026-03-03
    price $429,000 744-char remark

    Show marketing remark (744 chars)

    Rustic Country Home This inviting rustic country home features a spacious great room with a vaulted ceiling and a beautiful fieldstone fireplace with a buckstove—perfect for cozy winter nights. A large dining area offers plenty of space for gathering with family and friends, complemented by an awesome bar ideal for entertaining. The first floor includes a generously sized bedroom, while the second level offers two additional bedrooms and a full bathroom. The current owners have finished the lower level to include two bedrooms, a bonus room, a bathroom, and a utility room with washer and dryer. Recent improvements by the current owners include newer windows, furnace, and roof. The home is served by a three-bedroom septic system.

16. 2026-01-29
    listed $449,000 Active 744-char remark

    Show marketing remark (744 chars)

    Rustic Country Home This inviting rustic country home features a spacious great room with a vaulted ceiling and a beautiful fieldstone fireplace with a buckstove—perfect for cozy winter nights. A large dining area offers plenty of space for gathering with family and friends, complemented by an awesome bar ideal for entertaining. The first floor includes a generously sized bedroom, while the second level offers two additional bedrooms and a full bathroom. The current owners have finished the lower level to include two bedrooms, a bonus room, a bathroom, and a utility room with washer and dryer. Recent improvements by the current owners include newer windows, furnace, and roof. The home is served by a three-bedroom septic system.

17. 2013-07-29
    soldstatus $90,000 240-char remark

    Show marketing remark (240 chars)

    Sweet home near some pretty great year round recreational activity destinations. Tucked off the main roads but close to everything. This 3 bedroom 2 bath home is eligible for HomePath Renovation Financing- purchase for as little as 3% down.

18. 2012-12-03
    listed $94,500 240-char remark

    Show marketing remark (240 chars)

    Sweet home near some pretty great year round recreational activity destinations. Tucked off the main roads but close to everything. This 3 bedroom 2 bath home is eligible for HomePath Renovation Financing- purchase for as little as 3% down.

19. 2005-10-04
    soldstatus $210,000
20. 2005-09-30
    soldstatus $210,000
21. 2005-04-25
    listed $229,900

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $5,705 · $475/mo
• Expected delta: +$1,876/yr (+$156/mo · 49.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $27,108
• − Mortgage interest: −$22,350
• − Property taxes: −$3,829
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$11,607
• Taxable loss: −$17,011
• Est. tax savings @ 24.0%: +$4,083
• After-tax cash flow: $-5,435/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 — Wilmington

• Score: 65/100
• State rank: #57
• US rank: #12863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,008

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Iranian 4% Slovak 4%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.65%
• Current HPI: 362.8468
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+73.6% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $399,000 PrimeMLS
• 2026-03-03 Price Changed $429,000 PrimeMLS
• 2026-01-29 Listed $449,000 PrimeMLS
• 2013-07-29 Sold (MLS) $90,000 PrimeMLS
• 2012-12-03 Listed $94,500 PrimeMLS
• 2005-10-04 Sold (Public Records) $210,000 Public Records
• 2005-09-30 Sold (MLS) $210,000 PrimeMLS
• 2005-04-25 Listed $229,900 PrimeMLS

Property tax history

-1.4%/yr

Latest (2024): $3,829 · +2.7% YoY. Source: county tax records.