16 Laurel St · Barre, VT 05641

$245,000

4 bd · 2.0 ba · 2,164 sqft · MultiFamily public records · 9 Days on market

Built 1925 4,791 sqft lot Est $245k · at est.

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.4/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Charming home in Barre City. Was used as a duplex, currently used as a Single family. New paint, windows and doors. New roof in 04. Front & rear porches. Lovely brook behind fenced in backyard. 1-car garage. Has potential to be a duplex with a couple of minor changes.

Key facts

• Detached garage
• 4,791 sq ft lot
• Garage

Tags

• COMMERCIAL GRADE KITCHEN
• DETACHED GARAGE
• INCOME PRODUCING PROPERTY
• UNIQUE LIVE WORK OPPORTUNITY

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: New Englander style; Existing single-family residence; Built in 1925
• Construction: Wood frame construction; Shingle roof; Survey status unknown
• Exterior features: City lot; Paved driveway; Located on a public maintained road; Flood zone

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating
• Interior features: 8 total rooms; Unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 11.5% vs local median 4.5% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• At $3,274/mo this rent would consume 51% of the median local household income ($77k/yr) (locally 588% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y 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 $132k; list at $245k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $244,532
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Maple Ave	0.12mi	4/3.0	2,189 (+1%)	11mo	$185,000	$85	80
21 Brook St	0.03mi	5/2.0 (+1)	2,352 (+9%)	18mo	$140,000	$60	64
2 Long St	0.22mi	5/4.0 (+1)	2,304 (+6%)	8mo	$295,000	$128	60
34 Eastern Ave	0.65mi	3/2.0 (-1)	2,147 (-1%)	22mo	$265,000	$123	45
9 Grant Ave	0.51mi	3/2.0 (-1)	2,066 (-4%)	24mo	$233,000	$113	44

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

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: $-1,177
• Equity at exit: $36,530

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $49,215
• Equity at exit: $21,183

Cash invested: $68,600 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,274 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$102
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $601

Break-even live

Break-even rent $2,513

Max offer price $245,000

Occupancy floor 77%

Sensitivity live

Price	-10% $740	-5% $671	+0% $601	+5% $532	+10% $463
Rent	-10% $343	-5% $472	+0% $601	+5% $731	+10% $860
Rate	-1.0pp $725	-0.5pp $664	base $601	+0.5pp $538	+1.0pp $473

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,274
Total (2 units)			$3,274

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $245,000 Active 9 DOM
2. 2026-06-18
   days on market $245,000 Active 8 DOM
3. 2026-06-17
   days on market $245,000 Active 7 DOM
4. 2026-06-16
   days on market $245,000 Active 6 DOM
5. 2026-06-15
   days on market $245,000 Active 5 DOM
6. 2026-06-14
   days on market $245,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $245,000 Active 2 DOM

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $3,155 · $263/mo
• Expected delta: +$1,500/yr (+$125/mo · 90.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,288
• − Mortgage interest: −$13,724
• − Property taxes: −$1,655
• − Insurance: −$6,750
• − Repairs & maintenance: −$3,143
• − Management: −$3,143
• − Depreciation: −$7,127
• Taxable income: $3,746
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $6,316/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+250.5% since first listed

9 events — show timeline

• 2026-06-10 Listed $245,000 PrimeMLS
• 2008-08-06 Sold (Public Records) $132,000 Public Records
• 2008-08-04 Sold (MLS) $132,000 PrimeMLS
• 2008-04-28 Listed $132,000 PrimeMLS
• 2006-05-03 Sold (Public Records) $131,500 Public Records
• 1999-10-19 Sold (Public Records) $68,000 Public Records
• 1999-10-19 Sold (MLS) $68,000 PrimeMLS
• 1999-09-08 Delisted — PrimeMLS
• 1998-09-10 Listed $69,900 PrimeMLS

Property tax history

-6.4%/yr

Latest (2024): $1,655 · +19.4% YoY. Source: county tax records.