19 Canal St · Brattleboro, VT 05301

$399,000

9 bd · 4.0 ba · 3,286 sqft · MultiFamily public records · 31 Days on market

Built 1900 3,920 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

CHECK OUT THIS GOOD INCOME PRODUCTING PROPERTY WITH DOWN TOWN CONVENIENCE. THIS PROPERTY MAKES A GREAT OPPORTUNTIY FOR SOMEONE LOOKING TO OWN MULTI-FAMILY PROPERTIES.

Key facts

• Investment property
• Newer windows
• Vinyl siding

Tags

• INVESTMENT PROPERTY
• INDIVIDUAL RENTABLE ROOMS
• EXCEPTIONAL OCCUPANCY HISTORY
• NEWER WINDOWS
• VINYL SIDING
• TWO OIL TANKS

Property features AI

Finance

• Other: Operating expenses include insurance, maintenance, utilities, and water/sewer
• Financial info: Reported net income: $28,702

Exterior

• Parking: No driveway
• Utilities: Public water; Public sewer; Cable available; High-speed internet available on site
• Home design: Multi-family building; Existing property
• Construction: Built in 1900; Vinyl siding; Slate roof; 200 amp electrical service
• Exterior features: Located in town; Paved road frontage (approx. 40' of frontage); Beige exterior

Interior

• Bedrooms: One unit with 4 bedrooms; One unit with 3 bedrooms; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Full basement with interior access

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• At $5,411/mo this rent would consume 99% of the median local household income ($66k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $100k; list at $399k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.1

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $44,612
• Equity at exit: $59,492

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $179,433
• Equity at exit: $34,498

Cash invested: $111,720 (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: 18.4×

Monthly cashflow live

• Estimated rent: $5,411 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$300 /mo · $3,598/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,136
• Net cashflow: $1,716

Break-even live

Break-even rent $3,239

Max offer price $399,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,942	-5% $1,829	+0% $1,716	+5% $1,603	+10% $1,490
Rent	-10% $1,289	-5% $1,502	+0% $1,716	+5% $1,930	+10% $2,144
Rate	-1.0pp $1,917	-0.5pp $1,818	base $1,716	+0.5pp $1,613	+1.0pp $1,508

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,412
Total (3 units)			$5,411

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $399,000 Active 31 DOM
2. 2026-06-18
   days on market $399,000 Active 28 DOM
3. 2026-06-17
   days on market $399,000 Active 27 DOM
4. 2026-06-16
   days on market $399,000 Active 26 DOM
5. 2026-06-15
   days on market $399,000 Active 25 DOM
6. 2026-06-14
   days on market $399,000 Active 23 DOM
7. 2026-06-13
   days on market $399,000 Active 22 DOM
8. 2026-06-10
   days on market $399,000 Active 20 DOM
9. 2026-06-09
   days on market $399,000 Active 19 DOM
10. 2026-06-08
    days on market $399,000 Active 18 DOM
11. 2026-06-07
    days on market $399,000 Active 17 DOM
12. 2026-06-03
    days on market $399,000 Active 13 DOM
13. 2026-06-02
    days on market $399,000 Active 12 DOM
14. 2026-06-01
    days on market $399,000 Active 11 DOM
15. 2026-05-31
    days on market $399,000 Active 10 DOM
16. 2026-05-31
    days on market $399,000 Active 9 DOM
17. 2026-05-21
    listed $399,000 Active
18. 2004-06-23
    soldstatus $100,000 166-char remark

    Show marketing remark (166 chars)

    CHECK OUT THIS GOOD INCOME PRODUCTING PROPERTY WITH DOWN TOWN CONVENIENCE. THIS PROPERTY MAKES A GREAT OPPORTUNTIY FOR SOMEONE LOOKING TO OWN MULTI-FAMILY PROPERTIES.

19. 2004-06-23
    soldstatus $100,000

    Show marketing remark (166 chars)

    CHECK OUT THIS GOOD INCOME PRODUCTING PROPERTY WITH DOWN TOWN CONVENIENCE. THIS PROPERTY MAKES A GREAT OPPORTUNTIY FOR SOMEONE LOOKING TO OWN MULTI-FAMILY PROPERTIES.

20. 2004-04-28
    historical 166-char remark

    Show marketing remark (166 chars)

    CHECK OUT THIS GOOD INCOME PRODUCTING PROPERTY WITH DOWN TOWN CONVENIENCE. THIS PROPERTY MAKES A GREAT OPPORTUNTIY FOR SOMEONE LOOKING TO OWN MULTI-FAMILY PROPERTIES.

21. 2004-04-23
    listed $100,000 166-char remark

    Show marketing remark (166 chars)

    CHECK OUT THIS GOOD INCOME PRODUCTING PROPERTY WITH DOWN TOWN CONVENIENCE. THIS PROPERTY MAKES A GREAT OPPORTUNTIY FOR SOMEONE LOOKING TO OWN MULTI-FAMILY PROPERTIES.

ⓘ 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: $3,598 · $300/mo
• Projected year-2 tax: $5,589 · $466/mo
• Expected delta: +$1,992/yr (+$166/mo · 55.4%)

ⓘ 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 8 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $64,932
• − Mortgage interest: −$22,350
• − Property taxes: −$3,598
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,195
• − Management: −$5,195
• − Depreciation: −$11,607
• Taxable income: $14,993
• Est. tax owed @ 24.0%: −$3,598
• After-tax cash flow: $16,996/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

+299.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $399,000 PrimeMLS
• 2004-06-23 Sold (Public Records) $100,000 Public Records
• 2004-06-23 Sold (MLS) $100,000 PrimeMLS
• 2004-04-28 Delisted — PrimeMLS
• 2004-04-23 Listed $100,000 PrimeMLS

Property tax history

-3.9%/yr

Latest (2024): $3,598 · +11.7% YoY. Source: county tax records.