60 School St · Plainfield, VT 05667

$174,900

4 bd · 2.0 ba · 1,492 sqft · Other · 364 Days on market

Built 1890 4,356 sqft lot

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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 +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

Key facts

• Oversized closets
• Private balcony
• Roomy living areas

Tags

• MOVE IN READY
• LARGE EAT IN KITCHENS
• ROOMY LIVING AREAS
• OVERSIZED CLOSETS
• PRIVATE BALCONY
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Survey status: Unknown; Documents available: Deed; Color: Yellow
• Financial info: Total units: 2; Net income reported: $18,811; Operating expenses include heat, insurance, sewer, snow removal, trash, and water/sewer

Exterior

• Parking: Shared driveway (crushed stone)
• Utilities: Public water; Public sewer; Electric service with circuit breakers; High-speed internet available; Other utilities vary
• Home design: Duplex; Existing building
• Construction: Originally built in 1890; Wood frame construction with vinyl siding; Metal roof
• Exterior features: River frontage; Paved public road frontage (approximately 121 ft); Common/shared crushed stone driveway; Located in a flood zone

Interior

• Kitchen: Water heater (electric, tank)
• Bedrooms: Two 2-bedroom units (Unit 1 on level 1, Unit 2 on level 2)
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Propane heating with direct vent; No cooling
• Interior features: Basement with interior access; Unfinished basement
• Laundry & utility: Washer/dryer specifics not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#78 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A-, housing B; Watch: employment D+, amenities F, commute F.
• Market conditions: 14 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 364 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 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 1890 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.47×
• Total profit: $72,141
• Equity at exit: $83,023

10-year hold

• IRR: 25.7%
• Equity multiple: 4.80×
• Total profit: $186,013
• Equity at exit: $131,462

Cash invested: $48,972 (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 05667

• Home prices YoY: 1.2%
• Active inventory: 14
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $737

Break-even live

Break-even rent $1,444

Max offer price $174,900

Occupancy floor 64%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $174,900 Active 364 DOM
2. 2026-06-18
   price $174,900 Active 363 DOM
3. 2026-06-18
   days on market $179,000 Active 363 DOM
4. 2026-06-17
   days on market $179,000 Active 362 DOM
5. 2026-06-16
   days on market $179,000 Active 361 DOM
6. 2026-06-15
   days on market $179,000 Active 360 DOM
7. 2026-06-14
   days on market $179,000 Active 358 DOM
8. 2026-06-12
   days on market $179,000 Active 357 DOM
9. 2026-06-09
   days on market $179,000 Active 354 DOM
10. 2026-06-08
    days on market $179,000 Active 353 DOM
11. 2026-06-07
    days on market $179,000 Active 352 DOM
12. 2026-06-05
    days on market $179,000 Active 350 DOM
13. 2026-06-04
    days on market $179,000 Active 348 DOM
14. 2026-06-02
    days on market $179,000 Active 347 DOM
15. 2026-06-01
    days on market $179,000 Active 346 DOM
16. 2026-05-31
    days on market $179,000 Active 345 DOM
17. 2026-05-31
    days on market $179,000 Active 344 DOM
18. 2025-06-20
    listed $179,000 Active
19. 2024-03-01
    price $189,900
20. 2023-12-16
    price $199,000
21. 2023-11-24
    price $205,000
22. 2018-06-25
    soldstatus $50,000
23. 2018-06-21
    soldstatus $50,000 Closed 711-char remark

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

24. 2018-06-21
    soldstatus $50,000 Closed

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

25. 2018-05-29
    price $59,900 711-char remark

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

26. 2018-05-29
    price $59,900

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

27. 2018-03-28
    price $69,900

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

28. 2018-03-28
    price $69,900 711-char remark

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

29. 2018-03-14
    listed $79,900 Active
30. 2018-03-08
    listed $79,900 Active 711-char remark

    Show marketing remark (711 chars)

    Riverfront property with so much new! Can be used as either a multi-family rental property, in-law arrangement, or large single family. Interior staircase separating units lends to many options. Heat, water heaters, exterior doors, some pipes, and flooring are in process of being replaced. Newer kitchens and baths. Plumbing, electrical, insulation, and windows updated in 2005. Plenty of storage space with three walk in closets and full basement. Beautiful woods floors on second floor. Two decks with beautiful riverfront views. Walk to downtown amenities such as Positive Pie pizza. Enjoy fishing off your back deck in the Winooski River. Rental income should be at least $800 per month per unit if rented.

31. 2018-01-16
    soldstatus $14,900
32. 2017-04-14
    price $18,000
33. 2016-10-26
    price $19,900
34. 2016-09-21
    price $19,900
35. 2016-02-19
    price $24,900
36. 2016-02-06
    price $29,900
37. 2015-10-26
    soldstatus $83,300
38. 2004-08-06
    soldstatus $70,000

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$756/yr (+$63/mo · 41.7%)

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

Taxation est. · year 1

• Rental income: $28,532
• − Mortgage interest: −$9,797
• − Property taxes: −$1,812
• − Insurance: −$874
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$5,088
• Taxable income: $6,396
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $7,313/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 — Plainfield

• Score: 61/100
• State rank: #78
• US rank: #17758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, VT
• Population (ZIP): 2,245

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Slovak 8% Romanian 3%
• Foreign-born: 4% · South Korea
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▲ 3.44%
• Current HPI: 300.0096
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+155.7% since first listed

21 events — show timeline

• 2025-06-20 Listed $179,000 PrimeMLS
• 2024-03-01 Price Changed $189,900 PrimeMLS
• 2023-12-16 Price Changed $199,000 PrimeMLS
• 2023-11-24 Price Changed $205,000 PrimeMLS
• 2018-06-25 Sold (Public Records) $50,000 Public Records
• 2018-06-21 Sold (MLS) $50,000 PrimeMLS
• 2018-06-21 Sold (MLS) $50,000 PrimeMLS
• 2018-05-29 Price Changed $59,900 PrimeMLS
• 2018-05-29 Price Changed $59,900 PrimeMLS
• 2018-03-28 Price Changed $69,900 PrimeMLS
• 2018-03-28 Price Changed $69,900 PrimeMLS
• 2018-03-14 Listed $79,900 PrimeMLS
• 2018-03-08 Listed $79,900 PrimeMLS
• 2018-01-16 Sold (Public Records) $14,900 Public Records
• 2017-04-14 Price Changed $18,000 PrimeMLS
• 2016-10-26 Price Changed $19,900 PrimeMLS
• 2016-09-21 Price Changed $19,900 PrimeMLS
• 2016-02-19 Price Changed $24,900 PrimeMLS
• 2016-02-06 Price Changed $29,900 PrimeMLS
• 2015-10-26 Sold (Public Records) $83,300 Public Records
• 2004-08-06 Sold (Public Records) $70,000 Public Records

Property tax history

+20.2%/yr

Latest (2024): $1,812 · +9.1% YoY. Source: county tax records.