150 N Main St · Fair Haven, VT 05743

$95,000

3 bd · 2.5 ba · 2,088 sqft · SingleFamily · 40 Days on market

Built 1890 7,840 sqft lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large (4) bed. 2.5 bath home. Great in-town location. Walking distance to schools and downtown. Nice yard - enclosed front porch and screened-in back porch - master bedroom with bath and large walk-in closet. New carpet -re-finished maple floors. The taxes on this property may be reduced by a State Educational Property Tax Adjustment or `credit` which will be factored into the tax proration in any purchase and sale agreement for the property.

Key facts

• Double living room
• Cozy den
• Formal dining room

Tags

• DOUBLE LIVING ROOM
• FORMAL DINING ROOM
• COZY DEN
• FIRST-FLOOR LAUNDRY ROOM
• SCREENED PORCH

Property features AI

Finance

• Other: Auction scheduled (online through 4/29/2026)
• Financial info: Foreclosed/Bank-Owned/REO; Assessment reported for 2025

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available; Cable available; Telephone service available
• Home design: Victorian-style home; Existing construction
• Construction: Built in 1890; Wood frame construction with wood siding; Shingle roof; Partial basement (unfinished)
• Exterior features: Level lot in town within a neighborhood; Dirt driveway; Public road frontage (59 feet)

Interior

• Flooring: Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: No heat reported
• Interior features: Eight total rooms; Hardwood flooring; Partial, unfinished basement with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#31 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Market conditions: 34 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Rutland County population projected at -28% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.52% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $275,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 N Main St	0.00mi	3/2.5	2,088 (0%)	1mo	$90,300	$43	100
41 Caernarvon St	0.10mi	3/2.0	1,845 (-12%)	3mo	$249,000	$135	72
41 Fourth St	0.27mi	3/2.0	2,065 (-1%)	17mo	$303,000	$147	69
8 Third St	0.25mi	3/2.0	1,818 (-13%)	4mo	$240,000	$132	62
10 Grape St	0.37mi	3/1.5	1,952 (-6%)	8mo	$191,000	$98	61
122 N Main St	0.19mi	3/1.5	1,878 (-10%)	14mo	$75,000	$40	59
22 Caernarvon St	0.15mi	4/2.0 (+1)	2,366 (+13%)	18mo	$275,000	$116	49
416 River St	0.58mi	3/3.0	1,775 (-15%)	1mo	$380,000	$214	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 37.2%
• Equity multiple: 3.87×
• Total profit: $76,255
• Equity at exit: $85,584

10-year hold

• IRR: 32.0%
• Equity multiple: 8.73×
• Total profit: $205,514
• Equity at exit: $184,564

Cash invested: $26,600 (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 05743

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $384

Break-even live

Break-even rent $960

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   price $95,000
3. 2026-03-19
   listed $100,000 Active
4. 2018-05-01
   price $129,900
5. 2017-09-01
   price $136,900
6. 2017-04-12
   price $139,900
7. 2007-01-04
   soldstatus $140,000
8. 2007-01-02
   soldstatus $140,000 446-char remark

   Show marketing remark (446 chars)

   Large (4) bed. 2.5 bath home. Great in-town location. Walking distance to schools and downtown. Nice yard - enclosed front porch and screened-in back porch - master bedroom with bath and large walk-in closet. New carpet -re-finished maple floors. The taxes on this property may be reduced by a State Educational Property Tax Adjustment or `credit` which will be factored into the tax proration in any purchase and sale agreement for the property.

9. 2006-10-11
   listed $140,000 446-char remark

   Show marketing remark (446 chars)

   Large (4) bed. 2.5 bath home. Great in-town location. Walking distance to schools and downtown. Nice yard - enclosed front porch and screened-in back porch - master bedroom with bath and large walk-in closet. New carpet -re-finished maple floors. The taxes on this property may be reduced by a State Educational Property Tax Adjustment or `credit` which will be factored into the tax proration in any purchase and sale agreement for the property.

10. 2006-07-24
    soldstatus $77,500

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,347
• − Mortgage interest: −$5,321
• − Property taxes: −$2,648
• − Insurance: −$475
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,764
• Taxable income: $3,364
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,796/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 — Fair Haven

• Score: 71/100
• State rank: #31
• US rank: #7050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, VT
• Population (ZIP): 4,144

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 10.19%
• Current HPI: 289.3746
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+22.6% since first listed

10 events — show timeline

• 2026-04-29 Pending — PrimeMLS
• 2026-04-17 Price Changed $95,000 PrimeMLS
• 2026-03-19 Listed $100,000 PrimeMLS
• 2018-05-01 Price Changed $129,900 PrimeMLS
• 2017-09-01 Price Changed $136,900 PrimeMLS
• 2017-04-12 Price Changed $139,900 PrimeMLS
• 2007-01-04 Sold (Public Records) $140,000 Public Records
• 2007-01-02 Sold (MLS) $140,000 PrimeMLS
• 2006-10-11 Listed $140,000 PrimeMLS
• 2006-07-24 Sold (Public Records) $77,500 Public Records

Property tax history

-3.4%/yr

Latest (2024): $2,648 · +8.4% YoY. Source: county tax records.