9 West St Unit B · Winooski, VT 05404

$225,000

2 bd · 1.0 ba · 848 sqft · Condo · 4 Days on market

Built 1850 $265/sqft · 24% below area Est $296k · 24% under $175/mo HOA · 7% of rent

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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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and updated throughout, this condo is ready for you to move right in! Beautiful hardwood floors gleam in the natural light that floods this first floor flat. Crown molding and wide baseboards add a touch of style to the space. The kitchen features maple cabinets, granite counters, tile backsplash, and a breakfast bar with stone feature wall that opens to the living room. The spacious master bedroom Set up a bistro table & chairs to enjoy your morning coffee on the enclosed 3-season side porch with door to the private lawn area. The covered front porch overlooks the flower and vegetable gardens. Store your gardening tools, bikes, and extra gear in the storage shed. Convenient Winooski location, just 2 miles to UVM Medical Center and less than 3 miles to Burlington. Walk to downtown Winooski shops, bars, eateries, and Farmers Market.

Key facts

• $175 HOA
• Built 1850
• Listed 4 days

Property features AI

Finance

• Other: Directions: From Mallet's Bay Ave, turn onto West Lane. Take a right onto Hickok Street and a quick left onto River Street. The driveway is on River Street, almost at the corner of River and West St.
• HOA & community: Monthly condo/association fee of $175; Fee covers landscaping, plowing, trash, water, and HOA services; Association provides building maintenance, master insurance, and common acreage

Exterior

• Parking: Street parking available on West Street
• Utilities: Public water; Public sewer; Circuit breaker electrical service; On-site gas; Cable internet available
• Home design: Flat-style unit; Entry on ground floor; Unit B; Built in 1850
• Construction: Wood frame construction; Vinyl siding; Membrane roof
• Exterior features: End unit; Ground-floor unit; City lot; Near paths; Near public transportation; Near hospital; Gravel driveway

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Baseboard; Hot water heating
• Interior features: 4 total rooms; Porch; Exterior-access unfinished basement (walk-up)
• Laundry & utility: Washer; Dryer; Natural gas water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.2% vs local median 4.0% in Winooski — 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 84/100 on livability (#5 in VT, #831 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D.
• Market conditions: Rents rising fast (+6.2%/yr); 26 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 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: 1.06% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (median comp): $295,520
• List price: $225,000
• Delta: -23.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-17,534
• Equity at exit: $33,548

10-year hold

• IRR: 6.2%
• Equity multiple: 1.54×
• Total profit: $33,762
• Equity at exit: $19,454

Cash invested: $63,000 (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 05404

• Rents YoY: 6.2%
• Active inventory: 26
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$259 /mo · $3,114/yr
• Insurance: −$94
• HOA: −$175
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $172

Break-even live

Break-even rent $2,162

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $299	-5% $235	+0% $172	+5% $108	+10% $44
Rent	-10% $-16	-5% $78	+0% $172	+5% $266	+10% $360
Rate	-1.0pp $285	-0.5pp $229	base $172	+0.5pp $113	+1.0pp $54

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Malletts Bay Ave Unit 1A Winooski, VT	3.0	1.0	984	$2,595	$2.64	21d	1	0.14mi
101 Union St Unit 1A Winooski, VT	3.0	1.0	1046	$2,895	$2.77	21d	1	0.17mi
12 North St Unit A Winooski, VT	2.0	1.0	900	$1,650	$1.83	44d	1	0.21mi
20 W Canal St Winooski, VT	1.0–2.0	1.0–2.0	1114	$2,700	$2.42	44d	1	0.38mi
23 Weaver Ln Unit 1A Winooski, VT	2.0	1.0	767	$1,500	$1.96	21d	1	0.43mi
25 Winooski Falls Way Winooski, VT	2.0–8.0	1.0–2.0	822	$850	$1.03	21d	11	0.48mi
267 Hildred Dr Burlington, VT	2.0	1.0	820	$2,450	$2.99	21d	1	0.52mi
65 Winooski Falls Way Winooski, VT	2.0–3.0	2.0	1103	$2,414	$2.19	21d	9	0.54mi
372-374 North St Burlington, VT	3.0	1.0	1080	$2,880	$2.67	44d	1	0.82mi
268 E Allen St Winooski, VT	2.0	1.0	908	$2,550	$2.81	21d	1	0.85mi
52 Isham St Unit 2 Burlington, VT	3.0	1.0	1065	$3,050	$2.86	44d	1	0.94mi
93 Walnut St #5 Burlington, VT	3.0	1.0	950	$3,000	$3.16	44d	1	0.97mi
37 S Willard St Burlington, VT	3.0	1.0	900	$2,625	$2.92	44d	1	1.10mi
8 S Union St Unit 1 Burlington, VT	2.0	1.0	1100	$2,100	$1.91	21d	1	1.16mi
288 Main St Burlington, VT	2.0	1.0	712	$2,000	$2.81	44d	1	1.33mi
170 Park St Burlington, VT	3.0	1.0	896	$2,900	$3.24	44d	1	1.35mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-12
   status Pending 1097-char remark
2. 2026-05-08
   listed $225,000 Active 1097-char remark
3. 2026-05-06
   historical $225,000 1097-char remark
4. 2019-10-31
   soldstatus $160,000
5. 2019-10-28
   soldstatus $160,000 Closed 865-char remark

   Show marketing remark (865 chars)

   Freshly painted and updated throughout, this condo is ready for you to move right in! Beautiful hardwood floors gleam in the natural light that floods this first floor flat. Crown molding and wide baseboards add a touch of style to the space. The kitchen features maple cabinets, granite counters, tile backsplash, and a breakfast bar with stone feature wall that opens to the living room. The spacious master bedroom Set up a bistro table & chairs to enjoy your morning coffee on the enclosed 3-season side porch with door to the private lawn area. The covered front porch overlooks the flower and vegetable gardens. Store your gardening tools, bikes, and extra gear in the storage shed. Convenient Winooski location, just 2 miles to UVM Medical Center and less than 3 miles to Burlington. Walk to downtown Winooski shops, bars, eateries, and Farmers Market.

6. 2019-09-12
   status Pending 865-char remark

   Show marketing remark (865 chars)

   Freshly painted and updated throughout, this condo is ready for you to move right in! Beautiful hardwood floors gleam in the natural light that floods this first floor flat. Crown molding and wide baseboards add a touch of style to the space. The kitchen features maple cabinets, granite counters, tile backsplash, and a breakfast bar with stone feature wall that opens to the living room. The spacious master bedroom Set up a bistro table & chairs to enjoy your morning coffee on the enclosed 3-season side porch with door to the private lawn area. The covered front porch overlooks the flower and vegetable gardens. Store your gardening tools, bikes, and extra gear in the storage shed. Convenient Winooski location, just 2 miles to UVM Medical Center and less than 3 miles to Burlington. Walk to downtown Winooski shops, bars, eateries, and Farmers Market.

7. 2019-08-29
   listed $165,000 Active 865-char remark

   Show marketing remark (865 chars)

   Freshly painted and updated throughout, this condo is ready for you to move right in! Beautiful hardwood floors gleam in the natural light that floods this first floor flat. Crown molding and wide baseboards add a touch of style to the space. The kitchen features maple cabinets, granite counters, tile backsplash, and a breakfast bar with stone feature wall that opens to the living room. The spacious master bedroom Set up a bistro table & chairs to enjoy your morning coffee on the enclosed 3-season side porch with door to the private lawn area. The covered front porch overlooks the flower and vegetable gardens. Store your gardening tools, bikes, and extra gear in the storage shed. Convenient Winooski location, just 2 miles to UVM Medical Center and less than 3 miles to Burlington. Walk to downtown Winooski shops, bars, eateries, and Farmers Market.

8. 2013-12-10
   soldstatus $55,125

   Show marketing remark (67 chars)

   Affordable condo living in Winooski. Easy access to city amenities.

9. 2013-03-19
   listed $89,500

   Show marketing remark (67 chars)

   Affordable condo living in Winooski. Easy access to city amenities.

10. 2007-08-30
    soldstatus $143,000
11. 2007-06-26
    listed $145,000

ⓘ 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: $3,114 · $259/mo
• Projected year-2 tax: $3,694 · $308/mo
• Expected delta: +$581/yr (+$48/mo · 18.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,556
• − Mortgage interest: −$12,603
• − Property taxes: −$3,114
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − HOA: −$2,100
• − Depreciation: −$6,545
• Taxable loss: −$1,501
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $2,421/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 — Winooski

• Score: 84/100
• State rank: #5
• US rank: #831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winooski, VT
• County: Chittenden County · 110,603 people
• City population: 8,293
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 8,293
• Household income: $79,522
• Rent vs Own: 64.8% rent · 35.2% own
• Severe rent burden: 461.0

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 11% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 6% Romanian 3% Iranian 2%
• Foreign-born: 14% · India, Canada, Vietnam
• Languages at home: 84% English-only · Other Indo-European 7% French/Haitian/Cajun 2% Other Asian/Pacific 2%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.79%
• Current HPI: 172.5317
• Rent YoY: ▲ 6.18%
• Metro: Burlington-South Burlington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+55.2% since first listed

11 events — show timeline

• 2026-05-12 Pending — PrimeMLS
• 2026-05-08 Listed $225,000 PrimeMLS
• 2026-05-06 Coming Soon $225,000 PrimeMLS
• 2019-10-31 Sold (Public Records) $160,000 Public Records
• 2019-10-28 Sold (MLS) $160,000 PrimeMLS
• 2019-09-12 Pending — PrimeMLS
• 2019-08-29 Listed $165,000 PrimeMLS
• 2013-12-10 Sold (MLS) $55,125 PrimeMLS
• 2013-03-19 Listed $89,500 PrimeMLS
• 2007-08-30 Sold (MLS) $143,000 PrimeMLS
• 2007-06-26 Listed $145,000 PrimeMLS

Property tax history

+20.7%/yr

Latest (2024): $3,114 · +2.0% YoY. Source: county tax records.