23 Williams St · Brattleboro, VT 05301

$199,000

3 bd · 2.5 ba · 1,114 sqft · SingleFamily public records · 29 Days on market

Built 1880 Est $304k · 35% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

Key facts

• Shed for storage
• Fenced side yard
• Flowering trees

Tags

• WALK TO TOWN LOCATION
• FENCED SIDE YARD
• DECK
• FLOWERING TREES
• SHED FOR STORAGE
• FULLY REDONE BASEMENT

Property features AI

Exterior

• Home design: Built in 1880
• Construction: Original construction from 1880
• Exterior features: Located in the Brattleboro subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.7% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Zoned schools: Brattleboro Area Middle School (math 28% / reading 53%, grade F, #13 of 26 statewide, top 52%, 262 students, 38% FRL).
• Market conditions: 80 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $304,122
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 High St	0.29mi	3/1.5	1,130 (+1%)	2mo	$308,850	$273	78
48 Speno Ct	0.22mi	3/2.0	1,092 (-2%)	23mo	$310,000	$284	65
138 Cedar St	0.37mi	3/1.0	1,174 (+5%)	11mo	$335,000	$285	59
95 Frost St	0.19mi	4/1.0 (+1)	1,146 (+3%)	22mo	$235,000	$205	57
17 Winter Ct	0.60mi	3/1.0	1,178 (+6%)	9mo	$265,000	$225	49
16 Sycamore St	0.40mi	3/1.0	960 (-14%)	4mo	$325,000	$339	49
88 Washington St	0.53mi	3/1.0	1,033 (-7%)	23mo	$247,000	$239	38
187 Maple St	0.42mi	2/1.5 (-1)	1,272 (+14%)	12mo	$350,000	$275	37
91 Pine St	0.60mi	3/1.5	1,252 (+12%)	22mo	$223,000	$178	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,364
• Equity at exit: $29,672

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $23,525
• Equity at exit: $17,206

Cash invested: $55,720 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 80
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$173 /mo · $2,073/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $375

Break-even live

Break-even rent $1,715

Max offer price $199,000

Occupancy floor 78%

Sensitivity live

Price	-10% $487	-5% $431	+0% $375	+5% $318	+10% $262
Rent	-10% $202	-5% $288	+0% $375	+5% $461	+10% $548
Rate	-1.0pp $475	-0.5pp $425	base $375	+0.5pp $323	+1.0pp $271

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Estey St Unit 1 Brattleboro, VT	3.0	1.0	850	$2,500	$2.94	16d	1	0.30mi
100 Clark St Unit 2 Brattleboro, VT	2.0	1.0	1200	$1,650	$1.38	16d	1	0.49mi
6 Elliot St Unit 5 Brattleboro, VT	2.0	1.0	850	$2,300	$2.71	45d	1	0.51mi
4 Elliot St Unit 5 Brattleboro, VT	2.0	1.0	827	$2,200	$2.66	16d	1	0.51mi
60 Brookside Dr #3 Brattleboro, VT	2.0	1.0	930	$2,200	$2.37	45d	1	1.09mi
60 Brookside Dr #3 Brattleboro, VT	2.0	1.0	930	$2,200	$2.37	16d	1	1.09mi

Listing history 23 events

1. 2026-06-15
   days on market $199,000 Active 29 DOM
2. 2026-06-14
   days on market $199,000 Active 27 DOM
3. 2026-06-13
   days on market $199,000 Active 26 DOM
4. 2026-06-10
   days on market $199,000 Active 24 DOM
5. 2026-06-09
   days on market $199,000 Active 23 DOM
6. 2026-06-08
   days on market $199,000 Active 22 DOM
7. 2026-06-07
   days on market $199,000 Active 21 DOM
8. 2026-06-03
   days on market $199,000 Active 17 DOM
9. 2026-06-02
   days on market $199,000 Active 16 DOM
10. 2026-06-01
    days on market $199,000 Active 15 DOM
11. 2026-05-31
    days on market $199,000 Active 14 DOM
12. 2026-05-31
    days on market $199,000 Active 13 DOM
13. 2026-05-17
    listed $199,000 Active
14. 2022-06-02
    soldstatus $216,000
15. 2022-05-31
    soldstatus $216,000 Closed 1051-char remark

    Show marketing remark (1051 chars)

    The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

16. 2022-04-27
    historical Active with Contract 1051-char remark

    Show marketing remark (1051 chars)

    The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

17. 2022-04-25
    status Active 1051-char remark

    Show marketing remark (1051 chars)

    The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

18. 2022-04-25
    historical Active with Contract 1051-char remark

    Show marketing remark (1051 chars)

    The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

19. 2022-04-04
    listed $229,000 Active - Delayed Showings 1051-char remark

    Show marketing remark (1051 chars)

    The “Dollhouse” is a charming restored Victorian with three plus bedrooms in a vibrant neighborhood in Brattleboro. A short distance to Main Street, and a quick trip to groceries, hospital, shopping, and more. All windows were replaced in 2012, as well as a new Trio boiler, new electrical panel and water heater. Enter through a large mudroom/laundry room with plenty of storage for outerwear leading into a bright eat-in kitchen. There is a half bath off the kitchen. The living room has wide pine floors and beautiful bay windows. There are three bedrooms upstairs with a full bath. Bonus: on the first floor, the original dining room has been converted into a micro studio–with its own entrance, bathroom, kitchenette, and cable connection. The possibilities are endless. A tall fence lines the side yard, making a private space to enjoy gardening and grilling. The Jamaica Cottage shed is perfect for your storage needs. Sellers will credit buyers $5,000 at closing for exterior painting. Delayed showings until Saturday 4/9/22.

20. 2011-06-29
    soldstatus $110,000
21. 2011-06-28
    soldstatus $110,000 342-char remark

    Show marketing remark (342 chars)

    This delightful Victorian offers a great walk-to-town location and an affordable price. The interior is cozy and inviting. Large trees grace the back of the property and the fenced side yard provides a sense of privacy. A deck and beautiful flowering trees complete the exterior. Other features include an attached shed and attic for storage.

22. 2010-08-20
    listed $118,000 342-char remark

    Show marketing remark (342 chars)

    This delightful Victorian offers a great walk-to-town location and an affordable price. The interior is cozy and inviting. Large trees grace the back of the property and the fenced side yard provides a sense of privacy. A deck and beautiful flowering trees complete the exterior. Other features include an attached shed and attic for storage.

23. 1988-10-03
    soldstatus $75,000

ⓘ 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: $2,073 · $173/mo
• Projected year-2 tax: $2,927 · $244/mo
• Expected delta: +$854/yr (+$71/mo · 41.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,270
• − Mortgage interest: −$11,147
• − Property taxes: −$2,073
• − Insurance: −$1,662
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$5,789
• Taxable income: $1,396
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $4,161/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+165.3% since first listed

11 events — show timeline

• 2026-05-17 Listed $199,000 FSBO.com
• 2022-06-02 Sold (Public Records) $216,000 Public Records
• 2022-05-31 Sold (MLS) $216,000 PrimeMLS
• 2022-04-27 Contingent — PrimeMLS
• 2022-04-25 Relisted — PrimeMLS
• 2022-04-25 Contingent — PrimeMLS
• 2022-04-04 Listed $229,000 PrimeMLS
• 2011-06-29 Sold (Public Records) $110,000 Public Records
• 2011-06-28 Sold (MLS) $110,000 PrimeMLS
• 2010-08-20 Listed $118,000 PrimeMLS
• 1988-10-03 Sold (Public Records) $75,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $2,073 · +11.7% YoY. Source: county tax records.