33 Pleasant Street Ext · Ludlow, VT 05149

$275,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 79 Days on market

Built 1961 10,018 sqft lot $210/sqft · 28% below area Est $382k · 28% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Located in the Village Of Ludlow this turn key ranch has been a great second home/investment for the current owner. Situated on the the outskirts of town with a classic neighborhood feel and the comfort of locals nearby. Take in the Okemo views as soon as you set foot on the property with ample parking for guests in the circular driveway. Step into the recently renovated house to include windows, metal roof and updated interior. This easy keeper is fully equipped and has hardwood floors and bunk beds for the kids that will bring years of memories for the family. The bonus space is ready to be finished to add real value to the home. The plan is drafted for a primary ensuite bedroom with sitting room and a spacious family room. Come check out this village home today! It won't last long. ..

Key facts

• Recently renovated
• Okemo views
• Circular driveway

Tags

• CIRCULAR DRIVEWAY
• OKEMO VIEWS
• RECENTLY RENOVATED
• HARDWOOD FLOORS
• PRIMARY ENSUITE BEDROOM
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (33.5% below list).
• Recommended offer: $183k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 0.3% in Ludlow — 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 73/100 on livability (#20 in VT, #4,932 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: schools C-, amenities F, commute F.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-58 appreciation (-0.0% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $120k; list at $275k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $182,931 (33.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.5

CMA / ARV

• ARV (median comp): $382,059
• List price: $275,000
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Pleasant St	0.56mi	3/2.0	1,374 (+5%)	14mo	$462,500	$337	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.55×
• Total profit: $-34,429
• Equity at exit: $79,560

10-year hold

• IRR: -3.4%
• Equity multiple: 0.64×
• Total profit: $-27,834
• Equity at exit: $95,403

Cash invested: $77,000 (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 05149

• Home prices YoY: -0.0%
• Active inventory: 96
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-410

Break-even live

Break-even rent $2,348

Max offer price $202,579

Occupancy floor —

Sensitivity live

Price	-10% $-254	-5% $-332	+0% $-410	+5% $-488	+10% $-566
Rent	-10% $-554	-5% $-482	+0% $-410	+5% $-338	+10% $-265
Rate	-1.0pp $-271	-0.5pp $-340	base $-410	+0.5pp $-481	+1.0pp $-554

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pleasant St Unit 3 Ludlow, VT	2.0	1.0	900	$1,650	$1.83	45d	1	0.65mi
211 W Main St Ludlow, VT	2.0	1.0	950	$2,100	$2.21	45d	1	1.04mi

Listing history 7 events

1. 2026-05-31
   days on market $275,000 Active 79 DOM
2. 2026-04-22
   price $275,000 799-char remark

   Show marketing remark (799 chars)

   Located in the Village Of Ludlow this turn key ranch has been a great second home/investment for the current owner. Situated on the the outskirts of town with a classic neighborhood feel and the comfort of locals nearby. Take in the Okemo views as soon as you set foot on the property with ample parking for guests in the circular driveway. Step into the recently renovated house to include windows, metal roof and updated interior. This easy keeper is fully equipped and has hardwood floors and bunk beds for the kids that will bring years of memories for the family. The bonus space is ready to be finished to add real value to the home. The plan is drafted for a primary ensuite bedroom with sitting room and a spacious family room. Come check out this village home today! It won't last long. ..

3. 2026-03-12
   listed $285,000 Active 799-char remark

   Show marketing remark (799 chars)

   Located in the Village Of Ludlow this turn key ranch has been a great second home/investment for the current owner. Situated on the the outskirts of town with a classic neighborhood feel and the comfort of locals nearby. Take in the Okemo views as soon as you set foot on the property with ample parking for guests in the circular driveway. Step into the recently renovated house to include windows, metal roof and updated interior. This easy keeper is fully equipped and has hardwood floors and bunk beds for the kids that will bring years of memories for the family. The bonus space is ready to be finished to add real value to the home. The plan is drafted for a primary ensuite bedroom with sitting room and a spacious family room. Come check out this village home today! It won't last long. ..

4. 2021-05-12
   soldstatus $120,000
5. 2021-05-07
   soldstatus $120,000 Closed 325-char remark

   Show marketing remark (325 chars)

   This Ranch style home is located in a residential neighborhood and has been occupied by the same family from the time is was built in the early 60's. Though it was well loved for more than half a century, it is now ready for some upgrades and offers a lot of possibilities. There is a full basement and municipal water/sewer.

6. 2021-01-27
   historical Active with Contract 325-char remark

   Show marketing remark (325 chars)

   This Ranch style home is located in a residential neighborhood and has been occupied by the same family from the time is was built in the early 60's. Though it was well loved for more than half a century, it is now ready for some upgrades and offers a lot of possibilities. There is a full basement and municipal water/sewer.

7. 2021-01-23
   listed $145,000 Active 325-char remark

   Show marketing remark (325 chars)

   This Ranch style home is located in a residential neighborhood and has been occupied by the same family from the time is was built in the early 60's. Though it was well loved for more than half a century, it is now ready for some upgrades and offers a lot of possibilities. There is a full basement and municipal water/sewer.

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $4,403 · $367/mo
• Expected delta: +$822/yr (+$69/mo · 23.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,952
• − Mortgage interest: −$15,404
• − Property taxes: −$3,581
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$8,000
• Taxable loss: −$9,921
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-2,539/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 — Ludlow

• Score: 73/100
• State rank: #20
• US rank: #4932

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,171
• Population (ZIP): 2,171

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Romanian 5% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.02%
• Current HPI: 308.2671
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+89.7% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $275,000 PrimeMLS
• 2026-03-12 Listed $285,000 PrimeMLS
• 2021-05-12 Sold (Public Records) $120,000 Public Records
• 2021-05-07 Sold (MLS) $120,000 PrimeMLS
• 2021-01-27 Contingent — PrimeMLS
• 2021-01-23 Listed $145,000 PrimeMLS

Property tax history

+10.0%/yr

Latest (2024): $3,581 · +12.4% YoY. Source: county tax records.