56 Jenness Rd · Ascutney, VT 05089

$349,000

3 bd · 1.0 ba · 1,012 sqft · Other · 6 Days on market

Built 1958 0.64 ac lot

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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).

• Cash flow +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open House Saturday 6/20 11 AM to 2 PM - 56 Jenness Road, Ascutney, Vermont - Lovingly cared for by the same family since 1958, this cherished Vermont home is ready to welcome its next chapter. Nestled in the shadow of Mount Ascutney and conveniently located across from the Weathersfield School, with easy access to I-91 and nearby New Hampshire, the property offers a wonderful balance of community, convenience, and country living, all on one level. Imagine warm summer afternoons spent beneath the shade of a mature maple tree, sipping lemonade while butterflies dance among the perennial gardens. Garden enthusiasts will delight in the raised bed vegetable gardens, colorful pollinator gardens,

Key facts

• Generous mudroom
• Mature maple tree
• Spacious deck

Tags

• MATURE MAPLE TREE
• RAISED BED VEGETABLE GARDENS
• COLORFUL POLLINATOR GARDENS
• SPACIOUS DECK
• WOOD BURNING FIREPLACE
• GENEROUS MUDROOM

Property features AI

Finance

• Other: Easements: Unknown; Surveyed: Unknown

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: Drilled well; On-site septic; 100 Amp electric service (Green Mountain Power); Fiber optic internet available; Cable available (XFinity)
• Home design: Ranch-style home; Existing construction; Gray exterior color; Standing seam roof
• Construction: Built in 1958; Wood siding; Standing seam roof; Concrete-floored, full unfinished basement with interior stairs and interior access; climate controlled area
• Exterior features: Country setting; Paved driveway; Road frontage on a public, publicly maintained paved road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile; Wood
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Mini-split heating and cooling
• Interior features: Mudroom; Five total rooms
• Laundry & utility: Washer (Energy Star); Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $349k.

Deal economics

• At list price, monthly cash flow is $53 ($638/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 $280k (19.8% below list).
• Recommended offer: $280k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#101 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, schools F.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,000 (19.8% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-53,281
• Equity at exit: $52,037

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-42,497
• Equity at exit: $30,175

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 05089

• Home prices YoY: -9.6%
• Active inventory: 15
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $53

Break-even live

Break-even rent $2,733

Max offer price $349,000

Occupancy floor 93%

Sensitivity live

Price	-10% $251	-5% $152	+0% $53	+5% $-46	+10% $-144
Rent	-10% $-168	-5% $-57	+0% $53	+5% $164	+10% $274
Rate	-1.0pp $229	-0.5pp $142	base $53	+0.5pp $-37	+1.0pp $-129

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
319 Victory Dr Windsor, VT	2.0	1.0	1080	$2,800	$2.59	44d	1	0.82mi

Listing history 6 events

1. 2026-06-21
   days on market $349,000 Active 6 DOM
2. 2026-06-19
   days on market $349,000 Active 4 DOM
3. 2026-06-18
   days on market $349,000 Active 3 DOM
4. 2026-06-17
   days on market $349,000 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   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.

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $2,199 · $183/mo
• Projected year-2 tax: $4,415 · $368/mo
• Expected delta: +$2,216/yr (+$185/mo · 100.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $33,600
• − Mortgage interest: −$19,549
• − Property taxes: −$2,199
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$10,153
• Taxable loss: −$5,422
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $1,939/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 — Ascutney

• Score: 59/100
• State rank: #101
• US rank: #20402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ascutney, VT
• City population: 92
• Population (ZIP): 4,498

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 5% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.88%
• Current HPI: 299.8881
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $349,000 PrimeMLS

Property tax history

-0.6%/yr

Latest (2024): $2,199 · +15.8% YoY. Source: county tax records.