107 Grove St · Rutland, VT 05701

$325,000

12 bd · 2.0 ba · 3,370 sqft · MultiFamily public records · 75 Days on market

Built 1920 7,405 sqft lot $96/sqft · 30% above area Est $250k · 30% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Single family living, but in a duplex with the potential for extra income! This beautiful 1920's duplex in the heart of Rutland City offers the best of both worlds. A charming townhouse style unit along with personal garage space to call your own, with a mortgage-helping tenant right next door. Set on a . 17 city lot, just across the street from Rutland Intermediate School, this classic two-story home is full of character and ready for its next owner. Each of the spacious three-bedroom units welcomes you with a front porch, the perfect spot for morning coffee or unwinding in the evening. Step inside to an open concept living area that flows naturally into a formal dining space, showcasing beautiful built-ins that add warmth and timeless charm. The layout continues into a well appointed kitchen, complete with a convenient water closet just off the back, keeping everyday living practical and comfortable. Upstairs, each unit offers three bedrooms and a full bathroom. Both units are currently leased on a month to month basis. Tenants pay their own electric, heat, hot water, internet, trash, and TV service, keeping your operating costs lean. The home features beautiful hardwood and vinyl flooring, oil heat with radiators, shared driveway, ample parking, and a one car garage under each unit. The walkout basement/garage offer tremendous storage space. Located across from the intermediate school, near public transportation, shopping, downtown Rutland, and local parks convenience is truly at your doorstep. In today's market, finding a beautiful, charming home at this price point, is nearly impossible. With built in rental income, classic Vermont charm, and an unbeatable location, this property won't last long. Inquire to schedule a showing.

Key facts

• Beautiful built-ins
• Front porch
• Formal dining space

Tags

• PERSONAL GARAGE SPACE
• FRONT PORCH
• OPEN CONCEPT LIVING AREA
• FORMAL DINING SPACE
• BEAUTIFUL BUILT-INS
• WELL APPOINTED KITCHEN

What this means for you Summary

Snapshot

• This is a 12-bed/2.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $185k; list at $325k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are A-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 F 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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $249,812
• List price: $325,000
• Delta: 30.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,715
• Equity at exit: $48,459

10-year hold

• IRR: 9.2%
• Equity multiple: 1.70×
• Total profit: $63,998
• Equity at exit: $28,100

Cash invested: $91,000 (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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,658 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$249 /mo · $2,994/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $801

Break-even live

Break-even rent $2,645

Max offer price $325,000

Occupancy floor 73%

Sensitivity live

Price	-10% $985	-5% $893	+0% $801	+5% $709	+10% $617
Rent	-10% $512	-5% $656	+0% $801	+5% $945	+10% $1,090
Rate	-1.0pp $964	-0.5pp $883	base $801	+0.5pp $716	+1.0pp $631

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,658
Total (2 units)			$3,658

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $325,000 Active 75 DOM
2. 2026-06-18
   days on market $325,000 Active 73 DOM
3. 2026-06-17
   days on market $325,000 Active 72 DOM
4. 2026-06-16
   days on market $325,000 Active 71 DOM
5. 2026-06-15
   days on market $325,000 Active 70 DOM
6. 2026-06-15
   days on market $325,000 Active 69 DOM
7. 2026-06-13
   days on market $325,000 Active 68 DOM
8. 2026-06-12
   days on market $325,000 Active 67 DOM
9. 2026-06-09
   days on market $325,000 Active 64 DOM
10. 2026-06-08
    days on market $325,000 Active 63 DOM
11. 2026-06-08
    days on market $325,000 Active 62 DOM
12. 2026-06-07
    days on market $325,000 Active 61 DOM
13. 2026-06-03
    days on market $325,000 Active 58 DOM
14. 2026-06-02
    days on market $325,000 Active 57 DOM
15. 2026-06-01
    days on market $325,000 Active 56 DOM
16. 2026-05-31
    days on market $325,000 Active 55 DOM
17. 2026-04-07
    listed $325,000 Active 1761-char remark

    Show marketing remark (1761 chars)

    Single family living, but in a duplex with the potential for extra income! This beautiful 1920's duplex in the heart of Rutland City offers the best of both worlds. A charming townhouse style unit along with personal garage space to call your own, with a mortgage-helping tenant right next door. Set on a . 17 city lot, just across the street from Rutland Intermediate School, this classic two-story home is full of character and ready for its next owner. Each of the spacious three-bedroom units welcomes you with a front porch, the perfect spot for morning coffee or unwinding in the evening. Step inside to an open concept living area that flows naturally into a formal dining space, showcasing beautiful built-ins that add warmth and timeless charm. The layout continues into a well appointed kitchen, complete with a convenient water closet just off the back, keeping everyday living practical and comfortable. Upstairs, each unit offers three bedrooms and a full bathroom. Both units are currently leased on a month to month basis. Tenants pay their own electric, heat, hot water, internet, trash, and TV service, keeping your operating costs lean. The home features beautiful hardwood and vinyl flooring, oil heat with radiators, shared driveway, ample parking, and a one car garage under each unit. The walkout basement/garage offer tremendous storage space. Located across from the intermediate school, near public transportation, shopping, downtown Rutland, and local parks convenience is truly at your doorstep. In today's market, finding a beautiful, charming home at this price point, is nearly impossible. With built in rental income, classic Vermont charm, and an unbeatable location, this property won't last long. Inquire to schedule a showing.

18. 2006-01-12
    soldstatus $185,000
19. 2005-10-24
    soldstatus $185,000 175-char remark

    Show marketing remark (175 chars)

    Great original side by side duplex. All new vinyl replacement windows. Vinyl siding. One furnace new 2000; one furnace new 2005. Walk up attic. Each unit has a one-car garage.

20. 2005-08-05
    listed $189,900 175-char remark

    Show marketing remark (175 chars)

    Great original side by side duplex. All new vinyl replacement windows. Vinyl siding. One furnace new 2000; one furnace new 2005. Walk up attic. Each unit has a one-car garage.

21. 2003-06-19
    soldstatus $9,100
22. 2002-03-21
    listed $9,000
23. 1999-01-27
    soldstatus $160,000
24. 1998-03-23
    soldstatus $79,000

ⓘ 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: $2,994 · $249/mo
• Projected year-2 tax: $4,584 · $382/mo
• Expected delta: +$1,591/yr (+$133/mo · 53.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $43,896
• − Mortgage interest: −$18,205
• − Property taxes: −$2,994
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − Depreciation: −$9,455
• Taxable income: $4,594
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $8,505/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+311.4% since first listed

8 events — show timeline

• 2026-04-07 Listed $325,000 PrimeMLS
• 2006-01-12 Sold (Public Records) $185,000 Public Records
• 2005-10-24 Sold (MLS) $185,000 PrimeMLS
• 2005-08-05 Listed $189,900 PrimeMLS
• 2003-06-19 Sold (MLS) $9,100 PrimeMLS
• 2002-03-21 Listed $9,000 PrimeMLS
• 1999-01-27 Sold (Public Records) $160,000 Public Records
• 1998-03-23 Sold (Public Records) $79,000 Public Records

Property tax history

+17.2%/yr

Latest (2024): $2,994 · +10.7% YoY. Source: county tax records.