48 Province St · Richford, VT 05476

$175,000

5 bd · 1.0 ba · 1,928 sqft · SingleFamily · 37 Days on market

Built 1900 5,662 sqft lot $91/sqft · 26% below area Est $237k · 26% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

Key facts

• Ample storage space
• Attached garage
• New flooring

Tags

• NEW FLOORING
• LARGE BASEMENT
• GARAGE-DOOR STYLE WALK-OUT
• ATTACHED GARAGE
• AMPLE STORAGE SPACE
• PRIVATE YARD

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; Cable and satellite internet available; Telephone service available
• Home design: Multi-level home; Existing structure; Faces public paved road with public maintenance
• Construction: Wood frame construction with clapboard/wood exterior; Asphalt shingle roof; Built in 1900
• Exterior features: City lot with sidewalks; In-town location near schools; Crushed stone driveway

Interior

• Kitchen: Kitchen (19.5 x 11.5)
• Bedrooms: One bedroom on the main level (9.5 x 12); Four bedrooms on upper levels: 13 x 12, 11.5 x 10.5, 10.5 x 11, 13 x 13
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with radiators
• Interior features: Basement with interior access; Concrete slab basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (2.3% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#41 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Market conditions: 22 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.98% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $237,477
• List price: $175,000
• Delta: -26.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Province St	0.04mi	4/1.5 (-1)	1,910 (-1%)	11mo	$235,000	$123	80
50 Farrar St	0.46mi	4/1.0 (-1)	1,932 (+0%)	5mo	$12,500	$6	69
50 Intervale Ave	0.41mi	4/2.0 (-1)	1,800 (-7%)	2mo	$65,000	$36	60
64 Dewey St	0.17mi	4/1.5 (-1)	1,654 (-14%)	21mo	$257,000	$155	44

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

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.27×
• Total profit: $13,089
• Equity at exit: $59,488

10-year hold

• IRR: 9.6%
• Equity multiple: 2.16×
• Total profit: $56,957
• Equity at exit: $78,859

Cash invested: $49,000 (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 05476

• Home prices YoY: 0.3%
• Active inventory: 22
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $158

Break-even live

Break-even rent $1,510

Max offer price $175,000

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 37 DOM
2. 2026-06-17
   days on market $175,000 Active 36 DOM
3. 2026-06-16
   days on market $175,000 Active 35 DOM
4. 2026-06-15
   days on market $175,000 Active 34 DOM
5. 2026-06-15
   days on market $175,000 Active 33 DOM
6. 2026-06-13
   days on market $175,000 Active 32 DOM
7. 2026-06-12
   days on market $175,000 Active 31 DOM
8. 2026-06-09
   days on market $175,000 Active 28 DOM
9. 2026-06-08
   days on market $175,000 Active 27 DOM
10. 2026-06-08
    days on market $175,000 Active 26 DOM
11. 2026-06-07
    days on market $175,000 Active 25 DOM
12. 2026-06-03
    days on market $175,000 Active 22 DOM
13. 2026-06-02
    days on market $175,000 Active 21 DOM
14. 2026-06-01
    days on market $175,000 Active 20 DOM
15. 2026-05-31
    days on market $175,000 Active 19 DOM
16. 2026-05-12
    listed $175,000 Active 745-char remark
17. 2018-07-09
    soldstatus $59,900
18. 2018-07-06
    soldstatus $59,900 Closed 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

19. 2018-06-29
    status Pending 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

20. 2018-06-01
    historical Active with Contract 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

21. 2017-10-14
    price $59,900 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

22. 2017-10-14
    status Active 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

23. 2017-10-05
    historical 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

24. 2017-01-13
    price $69,900 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

25. 2016-10-14
    listed $79,900 Active 1411-char remark

    Show marketing remark (1411 chars)

    Spacious home with 5 bedrooms, 1 1/2 bath, and large living space in a quaint country town. This home makes a great ski-house for friends or vacation home for family who enjoys the outdoors. As a secondary home, there exists an excellent opportunity to open as a rental for fellow travelers. Nice private yard and back deck provide a relaxing oasis. Charming backyard is surrounded by woods, and provides a private, tranquil spot for fun gatherings and basking in the sun while listening to the sweet sounds of the surrounding forest. Located 20 miles from the 4-season resort Jay Peak, with great skiing, snowboarding, and hiking. Plenty of storage space inside the house, under the house, and in the 2-story garage. Big kitchen, living room, and basement. One bedroom on 1st floor, other four on 2nd floor. There's space out back for furniture, kid's play toys, and garden. Nearby local rail trail and Missisquoi river for summer and winter recreation: biking, canoeing, snowmobiling, and fishing. Walking distance to restaurants, medical center, and grocery store. A little TLC and this could be transformed into a beautifully restored vintage home. This house has strong bones, and needs someone who has energy to turn it into their own personal paradise. Located one hour North of Burlington and one hour South of Montreal. Only a couple miles from Canadian border. Owner is an inactive real estate broker.

26. 2012-09-21
    soldstatus $90,000

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $2,476 · $206/mo
• Expected delta: +$849/yr (+$71/mo · 52.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,510
• − Mortgage interest: −$9,803
• − Property taxes: −$1,626
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,091
• Taxable loss: −$964
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $2,123/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 — Richford

• Score: 68/100
• State rank: #41
• US rank: #10038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richford, VT
• Population (ZIP): 3,217

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15% German 2% Slovak 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.97%
• Current HPI: 332.3059
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+94.4% since first listed

11 events — show timeline

• 2026-05-12 Listed $175,000 PrimeMLS
• 2018-07-09 Sold (Public Records) $59,900 Public Records
• 2018-07-06 Sold (MLS) $59,900 PrimeMLS
• 2018-06-29 Pending — PrimeMLS
• 2018-06-01 Contingent — PrimeMLS
• 2017-10-14 Price Changed $59,900 PrimeMLS
• 2017-10-14 Relisted — PrimeMLS
• 2017-10-05 Delisted — PrimeMLS
• 2017-01-13 Price Changed $69,900 PrimeMLS
• 2016-10-14 Listed $79,900 PrimeMLS
• 2012-09-21 Sold (Public Records) $90,000 Public Records

Property tax history

-9.0%/yr

Latest (2024): $1,626 · +10.7% YoY. Source: county tax records.