73 Corliss Rd · St. Albans, VT 05478

$80,000

4 bd · 1.0 ba · 1,410 sqft · Other · 14 Days on market

Built 1960 0.55 ac lot $57/sqft · 83% below area

---

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
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is selling as is. Most likely will need a construction loan or a tear down. Has well and septic is not in use.

Key facts

• 0.55 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached or detached 1-car garage
• Utilities: Drilled well (shared); Private sewer; Electric service listed as other; No internet service reported
• Home design: Ranch-style single-family home; Existing construction; Facing direction not specified; Entry level not specified
• Construction: Built in 1960; Wood frame construction; Metal roof; Foundation: crawl space/dirt floor
• Exterior features: Level, neighborhood lot; Gravel driveway; Dead-end road frontage on a public maintained gravel road

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Hot air heating
• Interior features: Six total rooms; Crawl space basement with dirt floor; Interior access to basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.9% vs local median 2.4% in St. Albans — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: St. Albans City Elementary School (math 24% / reading 38%, grade F, #135 of 192 statewide, top 70%, 718 students, 56% FRL).
• Market conditions: 123 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.34% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.85%
• DSCR: 3.00
• GRM: 3.6

CMA / ARV

• ARV (median comp): $459,489
• List price: $80,000
• Delta: -82.59%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.0%
• Equity multiple: 2.81×
• Total profit: $40,441
• Equity at exit: $11,928

10-year hold

• IRR: 48.1%
• Equity multiple: 5.65×
• Total profit: $104,206
• Equity at exit: $6,917

Cash invested: $22,400 (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 05478

• Home prices YoY: -28.1%
• Active inventory: 123
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $837

Break-even live

Break-even rent $809

Max offer price $80,000

Occupancy floor 50%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 119-char remark
2. 2026-04-28
   listed $80,000 Active 119-char remark

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,422
• − Mortgage interest: −$4,481
• − Property taxes: −$2,232
• − Insurance: −$400
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$2,327
• Taxable income: $9,394
• Est. tax owed @ 24.0%: −$2,254
• After-tax cash flow: $7,792/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 — St. Albans

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 16,016

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 322.6117
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2.5% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $82,000 PrimeMLS
• 2026-05-12 Pending — PrimeMLS
• 2026-04-28 Listed $80,000 PrimeMLS

Property tax history

-0.3%/yr

Latest (2024): $2,232 · +9.0% YoY. Source: county tax records.