2527 County Road 18 · Poultney, VT 12837

$50,000

4 bd · 2.0 ba · 2,319 sqft · SingleFamily public records · 5 Days on market

Built 1864 1.20 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience the beauty and tranquility of Washington County at 2527 County Route 18, Hampton, NY. Set amid the rolling hills, farmland, and scenic countryside of New York's Upper Hudson Valley region, this property offers a peaceful setting with breathtaking rural views that can be enjoyed from the inviting front porch. Whether sipping your morning coffee as the sun rises over the surrounding landscape or unwinding in the evening while taking in the picturesque vistas, the setting is sure to impress. Conveniently located near the Vermont border, this property provides easy access to a variety of year-round recreational opportunities. Outdoor enthusiasts will appreciate the proximity to hikin

Key facts

• Inviting front porch
• 1.2 acre lot
• 3 parking spots

Tags

• BREATHTAKING RURAL VIEWS
• INVITING FRONT PORCH
• ACCESS TO OUTDOOR RECREATION

Property features AI

Finance

• Other: Lot approximately 1.2 acres (lot dimensions: 239 x 172 x 209 x 324)

Exterior

• Parking: Driveway parking for 3 vehicles
• Utilities: 150 amp electric service; Septic tank
• Home design: Single family residence; Entry located on the first level; Vinyl siding construction
• Construction: Stone foundation; Metal roof
• Exterior features: Front porch; Barn and shed(s); Property offers views

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms located on the second floor
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms — one on the first floor and one on the second floor
• Heating & cooling: Forced air heating
• Interior features: Partial, unfinished basement; Front entry on the first level; 10 total rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 66/100 on livability (#48 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D+, amenities F, commute F.
• Granville Central School District (town): math 38% / reading 43% proficiency, ranked #521 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granville Junior-Senior High School (math 57% / reading 42%, grade D, #974 of 1,100 statewide, top 91%, 496 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.7% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1864 — 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. 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?
4. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 26.49%
• Cash-on-cash: 72.12%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.2%
• Equity multiple: 5.59×
• Total profit: $64,224
• Equity at exit: $27,367

10-year hold

• IRR: 76.4%
• Equity multiple: 11.59×
• Total profit: $148,319
• Equity at exit: $46,451

Cash invested: $14,000 (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 12837

• Home prices YoY: 1.4%
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $841

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 39%

Sensitivity live

Price	-10% $876	-5% $859	+0% $841	+5% $824	+10% $807
Rent	-10% $723	-5% $782	+0% $841	+5% $901	+10% $960
Rate	-1.0pp $867	-0.5pp $854	base $841	+0.5pp $828	+1.0pp $815

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $50,000 Active 5 DOM
2. 2026-06-21
   days on market $50,000 Active 4 DOM
3. 2026-06-18
   days on market $50,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $50,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,029
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,455
• Taxable income: $9,889
• Est. tax owed @ 24.0%: −$2,373
• After-tax cash flow: $7,723/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)

• District: Granville Central School District
• NCES district ID: 3612450
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,936
• Composite: 34.32/100
• National rank: #5237
• State rank: #521 of 590 in NY

Livability — Poultney

• Score: 66/100
• State rank: #48
• US rank: #11631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 943

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 6% Romanian 6% Serbian 2%
• Foreign-born: 2%
• Languages at home: 95% English-only · Russian/Polish/Slavic 4% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 344.1083
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $50,000 Global MLS

Property tax history

+11.1%/yr

Latest (2025): $3,734 · +55.4% YoY. Source: county tax records.