69 Park St Unit Alpine Haven · Westfield, VT 05859

$199,000

5 bd · 2.5 ba · 3,456 sqft · SingleFamily · 93 Days on market

Built 1967 2.51 ac lot ↓ 33% since listing

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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 +16.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in the Jay Peak adjacent Alpine Haven subdivision, opportunity awaits to renovate and remodel this large multi-level chalet style single-family home into a fabulous ski-house. The house, just 3 miles from the ski-lifts, needs substantial work including drywall, plumbing, electrical, windows, and some structural work (exterior decks at a minimum), but many unique features remain intact including a German style cold-plunge shower and a functional sauna room. Property being sold as-is, where-is.

Key facts

• 2.51 acre lot
• Built 1967
• Listed 93 days

Tags

• FUNCTIONAL SAUNA ROOM

Property features AI

Finance

• Other: Property was surveyed
• Financial info: Financial details: specific taxes and assessments omitted
• HOA & community: Community amenities include basketball court, tennis court, common acreage, and landscaping

Exterior

• Parking: Driveway: dirt and gravel
• Security: Security details: information not provided
• Utilities: Community water; Private septic system; Circuit breaker electrical service; Fiber optic internet available; Cable available
• Home design: Chalet-style home; Existing construction; Brown exterior color; Metal roof; Located in the Alpine Haven development; Year built 1967; Unit/Lot: Alpine Haven
• Construction: Board and batten and cedar exterior; Built in 1967
• Exterior features: Ski area access nearby; Stream on or near property; Nearby trails and walking trails; Views; Near golf course; Near paths; Near skiing; Near snowmobile trails; Dirt and gravel driveway; Dirt and gravel road frontage (250 ft frontage)

Interior

• Kitchen: Kitchen details: information not provided
• Bedrooms: Bedrooms: information not provided
• Flooring: Flooring details: information not provided
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Other type of heating
• Interior features: Nine total rooms; Basement with exterior/walkout access; Concrete basement floor; Slab foundation
• Laundry & utility: Laundry details: information not provided

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $187k (5.9% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 32 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $115,049
• Equity at exit: $179,275

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $333,635
• Equity at exit: $386,613

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 05859

• Home prices YoY: 18.0%
• Active inventory: 32
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $104

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $242	-5% $173	+0% $104	+5% $35	+10% $-33
Rent	-10% $-44	-5% $30	+0% $104	+5% $178	+10% $252
Rate	-1.0pp $204	-0.5pp $155	base $104	+0.5pp $53	+1.0pp $0

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 4 events

1. 2026-05-17
   status Pending
2. 2026-04-30
   price $199,000
3. 2026-02-14
   price $225,000
4. 2026-02-12
   listed $295,000 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 1/10 Low 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,473
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$5,789
• Taxable loss: −$2,038
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,740/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 — Westfield

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

Census & demographics

• Population (ZIP): 2,217

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Romanian 5% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Tagalog/Filipino 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: ▲ 35.91%
• Current HPI: 235.7598
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-32.5% since first listed

4 events — show timeline

• 2026-05-17 Pending — PrimeMLS
• 2026-04-30 Price Changed $199,000 PrimeMLS
• 2026-02-14 Price Changed $225,000 PrimeMLS
• 2026-02-12 Listed $295,000 PrimeMLS