231 John Rock Rd · Wheelock, VT 05851

$150,000

2 bd · 1.0 ba · 672 sqft · Other public records · 47 Days on market

Built 1994 Poor condition 5.00 ac lot $223/sqft · 129% above area

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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 +22.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

In Wheelock you will find this 5 acre cabin with fantastic views of Burke mountain. Rustic but livable. Power and septic are already here. Owners have always brought their water. approximately 2 acres are beautiful lawn/Garden area with the rest wooded with a drivable road through out. Use this property as is or expand it to what you want. There is no zoning in Wheelock.

Key facts

• Reliable power
• Trails throughout
• 5 acre lot

Tags

• PERMITTED SEPTIC SYSTEM
• RELIABLE POWER
• WOODED ENOUGH FOR FIREWOOD
• TRAILS THROUGHOUT
• VIEWS OF BURKE MOUNTAIN

Property features AI

Finance

• Other: Documents available: Deed, State wastewater permit

Exterior

• Parking: Gravel driveway
• Utilities: Septic: 500-gallon plastic tank; Electric: 100 amp service with circuit breakers; No public water (no water source); No internet service listed; Other utilities noted
• Home design: Cabin-style home; Existing construction; Red exterior
• Construction: Built in 1994; Wood frame construction with wood exterior; Metal roof; Property surveyed
• Exterior features: Country setting with wooded, hilly and sloping terrain; Mountain views and secluded location; Timber on property with nearby trails, walking trails, ATV and snowmobile trails, and skiing nearby; Near paths

Interior

• Kitchen: Microwave; Gas range / stove; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wood heating; Other cooling
• Interior features: 4 total rooms; Laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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: 41 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Caledonia County population projected at -20% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $65,613
• List price: $150,000
• Delta: 128.61%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $98,187
• Equity at exit: $135,132

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $276,109
• Equity at exit: $291,417

Cash invested: $42,000 (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 05851

• Home prices YoY: 9.6%
• Active inventory: 41
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $259

Break-even live

Break-even rent $1,215

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 47 DOM
2. 2026-06-17
   days on market $150,000 Active 46 DOM
3. 2026-06-16
   days on market $150,000 Active 45 DOM
4. 2026-06-15
   days on market $150,000 Active 44 DOM
5. 2026-06-15
   days on market $150,000 Active 43 DOM
6. 2026-06-13
   days on market $150,000 Active 42 DOM
7. 2026-06-12
   days on market $150,000 Active 41 DOM
8. 2026-06-09
   days on market $150,000 Active 38 DOM
9. 2026-06-08
   days on market $150,000 Active 37 DOM
10. 2026-06-08
    days on market $150,000 Active 36 DOM
11. 2026-06-07
    days on market $150,000 Active 35 DOM
12. 2026-06-03
    days on market $150,000 Active 32 DOM
13. 2026-06-02
    days on market $150,000 Active 31 DOM
14. 2026-06-01
    days on market $150,000 Active 30 DOM
15. 2026-05-31
    days on market $150,000 Active 29 DOM
16. 2026-05-02
    listed $150,000 Active 530-char remark
17. 2023-08-15
    soldstatus $90,000
18. 2023-08-09
    soldstatus $90,000 Closed 373-char remark

    Show marketing remark (373 chars)

    In Wheelock you will find this 5 acre cabin with fantastic views of Burke mountain. Rustic but livable. Power and septic are already here. Owners have always brought their water. approximately 2 acres are beautiful lawn/Garden area with the rest wooded with a drivable road through out. Use this property as is or expand it to what you want. There is no zoning in Wheelock.

19. 2023-06-30
    historical Active with Contract 373-char remark

    Show marketing remark (373 chars)

    In Wheelock you will find this 5 acre cabin with fantastic views of Burke mountain. Rustic but livable. Power and septic are already here. Owners have always brought their water. approximately 2 acres are beautiful lawn/Garden area with the rest wooded with a drivable road through out. Use this property as is or expand it to what you want. There is no zoning in Wheelock.

20. 2023-06-03
    listed $99,900 Active 373-char remark

    Show marketing remark (373 chars)

    In Wheelock you will find this 5 acre cabin with fantastic views of Burke mountain. Rustic but livable. Power and septic are already here. Owners have always brought their water. approximately 2 acres are beautiful lawn/Garden area with the rest wooded with a drivable road through out. Use this property as is or expand it to what you want. There is no zoning in Wheelock.

21. 2013-06-27
    soldstatus $45,700

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $2,092 · $174/mo
• Expected delta: +$758/yr (+$63/mo · 56.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 4 d/yr ≥88°F today · 9 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,525
• − Mortgage interest: −$8,402
• − Property taxes: −$1,333
• − Insurance: −$750
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,364
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,941/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to improve its condition and value. The roof, exterior siding, flooring, and HVAC system are in poor condition and need immediate attention.

Repairs flagged

• Major roof — Missing shingles and exposed framing
• Major exterior siding — Weathered and peeling
• Major flooring — Worn-out and in need of replacement
• Major HVAC/mechanicals — No visible systems, likely outdated

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and value
• Resale New exterior siding — New siding would improve the home's curb appeal and value
• Resale New flooring — New flooring would improve the home's appearance and value
• Resale New HVAC system — A new HVAC system would improve the home's comfort and value
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal would improve the home's resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and exposed framing	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, likely outdated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and value ↑
• Resale New exterior siding — New siding would improve the home's curb appeal and value ↑
• Resale New flooring — New flooring would improve the home's appearance and value ↑
• Resale New HVAC system — A new HVAC system would improve the home's comfort and value ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal would improve the home's resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Wheelock

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

Census & demographics

• Population (ZIP): 5,972

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 9% Slovak 6% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.00%
• Current HPI: 319.1832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+228.2% since first listed

6 events — show timeline

• 2026-05-02 Listed $150,000 PrimeMLS
• 2023-08-15 Sold (Public Records) $90,000 Public Records
• 2023-08-09 Sold (MLS) $90,000 PrimeMLS
• 2023-06-30 Contingent — PrimeMLS
• 2023-06-03 Listed $99,900 PrimeMLS
• 2013-06-27 Sold (Public Records) $45,700 Public Records

Property tax history

-8.6%/yr

Latest (2024): $1,333 · +9.1% YoY. Source: county tax records.