891 Route 100 · Weston, VT 05161

$245,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 272 Days on market

Built 1964 1.56 ac lot $284/sqft · 12% below area Est $279k · 12% under

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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 +23.5/30.0
• ARV discount +12.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and efficient, this 2-bedroom, 1-bath home offers a cozy retreat in the heart of Weston, Vermont. Designed for single-level living and low maintenance, the layout makes the most of its space. The main living area features an open flow between the living room and eat-in kitchen, leading to a deck that is perfect for morning coffee or outdoor grilling. Two bedrooms and a full bath complete the interior, with plenty of potential to update and make it your own. Recent improvements include a new metal roof and a newly drilled well, both completed within the past year, giving peace of mind for years to come. Located on Route 100, the property offers easy access to nearby towns. You are just minutes from the historic Weston Playhouse, the Vermont Country Store, and the village green, as well as a short drive to Okemo, Stratton, Bromley, and Magic Mountain for year-round recreation. The level lot provides space for a garden, patio, or simple outdoor enjoyment without the burden of extensive upkeep. Whether you are seeking a full-time residence or a vacation getaway, this home presents an affordable opportunity to own in one of Vermont's most desirable mountain towns where you can enjoy arts, dining, skiing, hiking, and the small-town charm that makes Weston so special.

Key facts

• New metal roof
• Single level living
• Level lot

Tags

• SINGLE LEVEL LIVING
• OPEN FLOW
• NEW METAL ROOF
• NEWLY DRILLED WELL
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% 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: 10 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 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 $7k of value loss. Plan a longer hold.
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 1.03% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $278,609
• List price: $245,000
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,726
• Equity at exit: $36,530

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $27,818
• 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 05161

• Home prices YoY: -11.9%
• Active inventory: 10
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,529 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $456

Break-even live

Break-even rent $1,952

Max offer price $245,000

Occupancy floor 77%

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 6 events

1. 2026-06-07
   statusdays on market $245,000 Pending 272 DOM
2. 2026-06-03
   days on market $245,000 Active 271 DOM
3. 2026-06-02
   days on market $245,000 Active 270 DOM
4. 2026-06-01
   days on market $245,000 Active 269 DOM
5. 2026-05-31
   days on market $245,000 Active 268 DOM
6. 2025-09-05
   listed $245,000 Active 1290-char remark

   Show marketing remark (1290 chars)

   Charming and efficient, this 2-bedroom, 1-bath home offers a cozy retreat in the heart of Weston, Vermont. Designed for single-level living and low maintenance, the layout makes the most of its space. The main living area features an open flow between the living room and eat-in kitchen, leading to a deck that is perfect for morning coffee or outdoor grilling. Two bedrooms and a full bath complete the interior, with plenty of potential to update and make it your own. Recent improvements include a new metal roof and a newly drilled well, both completed within the past year, giving peace of mind for years to come. Located on Route 100, the property offers easy access to nearby towns. You are just minutes from the historic Weston Playhouse, the Vermont Country Store, and the village green, as well as a short drive to Okemo, Stratton, Bromley, and Magic Mountain for year-round recreation. The level lot provides space for a garden, patio, or simple outdoor enjoyment without the burden of extensive upkeep. Whether you are seeking a full-time residence or a vacation getaway, this home presents an affordable opportunity to own in one of Vermont's most desirable mountain towns where you can enjoy arts, dining, skiing, hiking, and the small-town charm that makes Weston so special.

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $3,258 · $272/mo
• Expected delta: +$1,397/yr (+$116/mo · 75.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $30,347
• − Mortgage interest: −$13,724
• − Property taxes: −$1,862
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$7,127
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $5,097/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 — Weston

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

Census & demographics

• Population (ZIP): 759

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 4%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 2% Vietnamese 2% French/Haitian/Cajun 2%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.58%
• Current HPI: 181.3305
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-09-05 Listed $245,000 PrimeMLS

Property tax history

-1.7%/yr

Latest (2024): $1,862 · +5.4% YoY. Source: county tax records.