258 Elm St · Barton, VT 05822

$65,000

None bd · 16.0 ba · 3,686 sqft · MultiFamily · 288 Days on market

Built 1930 0.51 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

This 1930 Vintage 4 Unit is being sold As-Is. It sets on a wonderful large, flat lot with a private back yard, distant mountain range views, gardens, berry bushes and offers Town water and Sewer. This property may be ideal for you to restore/rehab or the make use of it generous size footprint. It is a convenient location setting on the fringe of the center of town. Seller is Motivated. Book to Look!

Key facts

• Private back yard
• Large flat lot
• Gardens

Tags

• LARGE FLAT LOT
• PRIVATE BACK YARD
• DISTANT MOUNTAIN RANGE VIEWS
• GARDENS
• BERRY BUSHES
• TOWN WATER

Property features AI

Finance

• Other: Existing construction status; Directions: From Church St in Barton turn onto Elm St; the property is on the right.

Exterior

• Parking: Driveway parking
• Utilities: Community sewer; Community water; 100 Amp electrical service on-site; Internet via cable; Other utilities listed
• Home design: Apartment building / Cape style; White exterior
• Construction: Built in 1930; Wood frame construction; Metal roof; Unknown survey status
• Exterior features: Corner lot; Level lot; Gravel driveway; Public maintained road frontage (118 ft)

Interior

• Bedrooms: Four 2-bedroom units; One 1-bedroom unit
• Flooring: Carpet; Wood
• Bathrooms: Four full bathrooms
• Heating & cooling: Hot air heating; No central air
• Interior features: Interior-access basement; Partial, unfinished basement with dirt floor

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $65k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#68 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, health & safety B+; Watch: crime D+, schools D-, amenities F.
• Market conditions: 22 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.6% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 10.78% ✓
• Cap rate: 100.15%
• Cash-on-cash: 335.21%
• DSCR: 15.91
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 19.35×
• Total profit: $333,947
• Equity at exit: $31,579

10-year hold

• IRR: —
• Equity multiple: 41.25×
• Total profit: $732,516
• Equity at exit: $50,580

Cash invested: $18,200 (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 05822

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $7,004 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,471
• Net cashflow: $5,084

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 22%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$7,004
Total (4 units)			$7,004

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 288 DOM
2. 2026-06-17
   days on market $65,000 Active 287 DOM
3. 2026-06-16
   days on market $65,000 Active 286 DOM
4. 2026-06-15
   days on market $65,000 Active 285 DOM
5. 2026-06-15
   days on market $65,000 Active 284 DOM
6. 2026-06-13
   days on market $65,000 Active 283 DOM
7. 2026-06-12
   days on market $65,000 Active 282 DOM
8. 2026-06-09
   days on market $65,000 Active 279 DOM
9. 2026-06-08
   days on market $65,000 Active 278 DOM
10. 2026-06-08
    days on market $65,000 Active 277 DOM
11. 2026-06-07
    days on market $65,000 Active 276 DOM
12. 2026-06-03
    days on market $65,000 Active 273 DOM
13. 2026-06-02
    days on market $65,000 Active 272 DOM
14. 2026-06-01
    days on market $65,000 Active 271 DOM
15. 2026-05-31
    pricedays on market $65,000 Active 270 DOM
16. 2026-01-03
    status Active
17. 2026-01-01
    historical
18. 2025-09-01
    listed $75,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,048
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$6,724
• − Management: −$6,724
• − Depreciation: −$1,891
• Taxable income: $63,768
• Est. tax owed @ 24.0%: −$15,304
• After-tax cash flow: $45,703/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 — Barton

• Score: 63/100
• State rank: #68
• US rank: #15172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barton, VT
• Population (ZIP): 1,999

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 14% Slovak 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 205.7059
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-01-03 Relisted — PrimeMLS
• 2026-01-01 Delisted — PrimeMLS
• 2025-09-01 Listed $75,900 PrimeMLS