111 Brook Rd · East Burke, VT 05851

$349,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily · 13 Days on market

Built 1970 1.49 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Truly Turn Key and ready to meet even rigid financing guidelines. This spotless 3 bedroom, 2 bath home with its 2 car garage and very sweet county barn has great diversity. It's set in a quiet area and yet its location is so close to everything. Only 3/4 mile to connect to the Mount Hunger Trails and VAST, 3 miles to East Burke Village, 3.3 miles from Burke Mt and 4 miles to Lyndonville. The large open lot offers room for gardening, a great place for children and pets to play, sits back from the road and even has room for a horse, some sheep or goats or maybe even some chickens, everyone loves fresh eggs! Beautiful shade trees and nicely landscaped. There is even a second entry to the back of the lot. The home has a nice open flow and great natural light. There's room to grow, lower level offer 2 car garage plus workshop area, laundry and utility and a room you could turn into a workout room or office /den, etc. and this level has an area where is has been plumbed for a bathroom. There are so many up-dates, even a new drilled well and the septic was just pumped. This incredibly diverse property will work for you whether you want a get away close to the bike trails, VAST, the Ski Mountain or you are looking for your first home, family home or retirement home. It Works!

Key facts

• Level yard
• Peace and privacy
• Just under 1.5 acres

Tags

• JUST UNDER 1.5 ACRES
• LEVEL YARD
• PEACE AND PRIVACY

Property features AI

Finance

• Other: Survey status: Unknown

Exterior

• Parking: Detached 2-car garage
• Utilities: Drilled well; On-site septic; Circuit breaker electrical; High-speed internet available at site; Telephone service available
• Home design: Ranch-style home; Single-story main living with basement; Existing property
• Construction: Built in 1970; Wood frame construction; Metal roof; Concrete basement
• Exterior features: Country setting; Level and open lot; Near skiing and snowmobile trails; Publicly maintained road frontage (about 190 feet); Gravel driveway; White exterior

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom suite (main level); Two additional bedrooms (main level)
• Bathrooms: One full bathroom; One 3/4 bathroom (main level)
• Heating & cooling: Oil heating; Pellet stove
• Interior features: Mudroom (in basement); 8 total rooms; Living room; Eat-in kitchen; Master bedroom suite

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (25.5% below list).
• Recommended offer: $260k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#64 in VT) — a middle-class / working-renter tenant base. Strengths: schools A-, cost of living A-, crime B; Watch: amenities F, commute F, health & safety F.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $178k; list at $349k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000 (25.5% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.2

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $163,818
• Equity at exit: $314,407

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $503,269
• Equity at exit: $678,030

Cash invested: $97,720 (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 05851

• Home prices YoY: 9.6%
• Active inventory: 41
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-413

Break-even live

Break-even rent $3,123

Max offer price $289,180

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-293	+0% $-413	+5% $-534	+10% $-655
Rent	-10% $-619	-5% $-516	+0% $-413	+5% $-311	+10% $-208
Rate	-1.0pp $-238	-0.5pp $-325	base $-413	+0.5pp $-504	+1.0pp $-596

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 VT-114 Burke, VT	2.0	1.5	1300	$2,600	$2.00	45d	1	1.28mi

Listing history 11 events

1. 2026-06-21
   days on market $349,000 Active 13 DOM
2. 2026-06-21
   days on market $349,000 Active 12 DOM
3. 2026-06-18
   days on market $349,000 Active 10 DOM
4. 2026-06-17
   days on market $349,000 Active 9 DOM
5. 2026-06-16
   days on market $349,000 Active 8 DOM
6. 2026-06-15
   days on market $349,000 Active 7 DOM
7. 2026-06-15
   days on market $349,000 Active 6 DOM
8. 2026-06-13
   days on market $349,000 Active 5 DOM
9. 2026-06-12
   days on market $349,000 Active 4 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $349,000 Active 1 DOM

ⓘ 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

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 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: $31,200
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$2,412
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$10,153
• Taxable loss: −$11,141
• Est. tax savings @ 24.0%: +$2,674
• After-tax cash flow: $-2,287/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 — East Burke

• Score: 64/100
• State rank: #64
• US rank: #14753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+151.1% since first listed

15 events — show timeline

• 2026-06-08 Listed $349,000 PrimeMLS
• 2019-10-08 Sold (MLS) $178,000 PrimeMLS
• 2019-08-20 Contingent — PrimeMLS
• 2019-08-06 Price Changed $182,500 PrimeMLS
• 2019-07-09 Listed $186,500 PrimeMLS
• 2016-11-09 Sold (MLS) $125,000 PrimeMLS
• 2016-09-08 Contingent — PrimeMLS
• 2016-09-01 Delisted — PrimeMLS
• 2016-07-05 Contingent — PrimeMLS
• 2016-05-12 Relisted — PrimeMLS
• 2016-05-02 Contingent — PrimeMLS
• 2016-03-09 Price Changed $135,000 PrimeMLS
• 2016-03-08 Relisted — PrimeMLS
• 2016-03-02 Delisted — PrimeMLS
• 2015-09-03 Listed $139,000 PrimeMLS