831 McCarthy Rd · Graniteville, VT 05679

$199,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily · 49 Days on market

Built 1991 Fair condition 2.10 ac lot $187/sqft · 6% below area Est $213k · 6% 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 +18.0/30.0
• ARV discount +10.4/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Own your own home and slash your living expenses! Set on 2+ acres of mostly open land, you'll be able to own without breaking the bank. The town shows it as 3 bedrooms, currently configured as two bedrooms and an office / bonus room. Large, eat-in kitchen with an island that features ad gas cooktop. Open layout to the living room, and then the bedrooms and bonus room are down the hall. Primary bedroom is spacious and private, at the end of the hallway. New flooring in the kitchen and living room! Give yourself some flexibility on heating too--can use the propane furnace OR the pellet stove. Current property tax bill is less than $1700. Williamstown has no local zoning, so a spot like this c

Key facts

• Gas cooktop
• Large eat-in kitchen
• New flooring

Tags

• 2 ACRES OF MOSTLY OPEN LAND
• LARGE EAT-IN KITCHEN
• GAS COOKTOP
• OPEN LAYOUT
• NEW FLOORING

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Drilled well for water; Septic system; Circuit breaker electrical service; High-speed internet available; Phone service available; LP/bottle gas available; Satellite available; Fuel supplied by Big John Pellet; Electric service by Washington Electric
• Home design: Single wide manufactured home; Entry level: main level; Shingle - asphalt roof
• Construction: Built in 1991; Vinyl siding; Manufactured home construction
• Exterior features: Country setting; Level and open lot; Gravel driveway; Gravel public road frontage

Interior

• Kitchen: Gas cooktop; Wall oven; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Two bedrooms (both on main level)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Hot air heating
• Interior features: Six total rooms; Eat-in kitchen; Living room; Bonus room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $196k (1.6% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#119 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Williamstown Elementary School (math 37% / reading 42%, grade F, #96 of 192 statewide, top 57%, 251 students, 41% FRL).
• Market conditions: 15 active listings in the ZIP; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).

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.
• Orange County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $212,649
• List price: $199,000
• Delta: -6.42%
• Verdict: FAIR
• Comps: 18 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-21,239
• Equity at exit: $29,672

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,238
• 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 05679

• Home prices YoY: -5.7%
• Active inventory: 15
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $172

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 86%

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: —

Listing history 17 events

1. 2026-06-19
   days on market $199,000 Active 49 DOM
2. 2026-06-18
   days on market $199,000 Active 48 DOM
3. 2026-06-17
   days on market $199,000 Active 47 DOM
4. 2026-06-16
   days on market $199,000 Active 46 DOM
5. 2026-06-15
   days on market $199,000 Active 45 DOM
6. 2026-06-14
   days on market $199,000 Active 43 DOM
7. 2026-06-12
   statusdays on market $199,000 Active 42 DOM
8. 2026-06-09
   days on market $199,000 Active with Contract 39 DOM
9. 2026-06-08
   days on market $199,000 Active with Contract 38 DOM
10. 2026-06-07
    days on market $199,000 Active with Contract 37 DOM
11. 2026-06-04
    days on market $199,000 Active with Contract 33 DOM
12. 2026-06-02
    days on market $199,000 Active with Contract 32 DOM
13. 2026-06-01
    days on market $199,000 Active with Contract 31 DOM
14. 2026-05-31
    days on market $199,000 Active with Contract 30 DOM
15. 2026-05-31
    days on market $199,000 Active with Contract 29 DOM
16. 2026-05-06
    historical Active with Contract 765-char remark
17. 2026-05-01
    listed $199,000 Active 765-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,508
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$5,789
• Taxable loss: −$1,169
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $2,349/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Upgrading the interior and landscaping can significantly increase its resale and rental value.

Repairs flagged

• Minor Foundation — The foundation appears to be slightly uneven, which may need minor repairs.
• Minor Landscaping — The landscaping is minimal and could be improved to enhance curb appeal.

Value-add opportunities

• Resale Painting and updating the interior — Updating the interior with fresh paint and new decor can significantly improve the home's appeal.
• Rental Landscaping — A well-maintained and landscaped yard can attract more renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation · The foundation appears to be slightly uneven, which may need minor repairs.	Minor	$500–3,000
Landscaping · The landscaping is minimal and could be improved to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting and updating the interior — Updating the interior with fresh paint and new decor can significantly improve the home's appeal. ↑
• Rental Landscaping — A well-maintained and landscaped yard can attract more renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Graniteville

• Score: 50/100
• State rank: #119
• US rank: #25707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,136

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.60%
• Current HPI: 257.7038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-06-11 Relisted — PrimeMLS
• 2026-05-06 Contingent — PrimeMLS
• 2026-05-01 Listed $199,000 PrimeMLS