1083 Main St · Bennington, VT 05201

$209,900

2 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 52 Days on market

Built 1915 3,484 sqft lot Est $242k · 13% 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 +15.6/30.0
• ARV discount +13.4/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming two-bedroom, one-bath bungalow located just outside of Bennington. This inviting home features beautiful hardwood floors throughout, a spacious kitchen with a dedicated dining area, a comfortable living room, and a versatile office or study perfect for a variety of needs. Enjoy the convenience of main-level laundry and relax in the cozy three-season porch. Additional highlights include a large garage with an attached storage shed and ample paved parking.

Key facts

• Spacious kitchen
• Versatile office
• Main-level laundry

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• DEDICATED DINING AREA
• COMFORTABLE LIVING ROOM
• VERSATILE OFFICE
• MAIN-LEVEL LAUNDRY

Property features AI

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: Public water; Public sewer; 200 Amp electric service with circuit breakers; High-speed internet available; Cable available; Telephone available
• Home design: Bungalow style; Existing construction; Yellow exterior; Shingle roof
• Construction: Built in 1915; Wood frame with vinyl siding
• Exterior features: Located in town; Paved driveway; Paved public road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen/Dining area on main level
• Bedrooms: Two bedrooms on the second level
• Flooring: Hardwood floors; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil heat; Baseboard heating; Hot water heating
• Interior features: Five total rooms; Unfinished basement with interior stair access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $177k (15.5% below list).
• Recommended offer: $177k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Bennington — 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 64/100 on livability (#63 in VT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D, schools F.
• Market conditions: 66 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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.
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $210k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,454 (15.5% below list)

Questions for the listing agent

1. It's been on market 52 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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: 0.85% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $241,875
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Cyr Ct	0.48mi	2/1.0	1,040 (-3%)	6mo	$265,000	$255	67
5 Center St	0.30mi	3/1.0 (+1)	1,144 (+6%)	9mo	$230,000	$201	63
20 Rockwood St	0.58mi	3/1.0 (+1)	1,070 (-0%)	9mo	$241,000	$225	60
42 Center St	0.67mi	2/2.0	1,080 (+0%)	11mo	$260,000	$241	55
920 Gage St	0.52mi	3/1.5 (+1)	1,152 (+7%)	20mo	$165,000	$143	40

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-28,482
• Equity at exit: $31,297

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-17,837
• Equity at exit: $18,148

Cash invested: $58,772 (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 05201

• Home prices YoY: -19.3%
• Active inventory: 66
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $88

Break-even live

Break-even rent $1,663

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $207	-5% $147	+0% $88	+5% $28	+10% $-31
Rent	-10% $-52	-5% $18	+0% $88	+5% $158	+10% $228
Rate	-1.0pp $193	-0.5pp $141	base $88	+0.5pp $33	+1.0pp $-22

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $209,900 Active 52 DOM
2. 2026-06-19
   days on market $209,900 Active 50 DOM
3. 2026-06-18
   days on market $209,900 Active 49 DOM
4. 2026-06-17
   days on market $209,900 Active 48 DOM
5. 2026-06-16
   days on market $209,900 Active 47 DOM
6. 2026-06-15
   days on market $209,900 Active 46 DOM
7. 2026-06-14
   days on market $209,900 Active 44 DOM
8. 2026-06-12
   pricedays on market $209,900 Active 43 DOM
9. 2026-06-09
   days on market $219,900 Active 40 DOM
10. 2026-06-08
    days on market $219,900 Active 39 DOM
11. 2026-06-07
    days on market $219,900 Active 38 DOM
12. 2026-06-07
    days on market $219,900 Active 37 DOM
13. 2026-06-04
    days on market $219,900 Active 34 DOM
14. 2026-06-02
    days on market $219,900 Active 33 DOM
15. 2026-06-01
    days on market $219,900 Active 32 DOM
16. 2026-05-31
    days on market $219,900 Active 31 DOM
17. 2026-05-31
    days on market $219,900 Active 30 DOM
18. 2026-04-29
    listed $219,900 Active
19. 2006-03-10
    soldstatus $97,850
20. 2004-03-25
    soldstatus $62,000

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$1,238/yr (+$103/mo · 81.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,294
• − Mortgage interest: −$11,758
• − Property taxes: −$1,511
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$6,106
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,662/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 — Bennington

• Score: 64/100
• State rank: #63
• US rank: #14446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennington, VT
• County: Bennington County · 14,998 people
• City population: 14,998
• Metro: Bennington, VT
• Population (ZIP): 14,998
• Household income: $59,798
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 982.0

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 7% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.78%
• Current HPI: 254.5149
• Rent YoY: —
• Metro: Bennington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+254.7% since first listed

3 events — show timeline

• 2026-04-29 Listed $219,900 PrimeMLS
• 2006-03-10 Sold (Public Records) $97,850 Public Records
• 2004-03-25 Sold (Public Records) $62,000 Public Records

Property tax history

-4.9%/yr

Latest (2024): $1,511 · +5.4% YoY. Source: county tax records.