95 Clinton St · Springfield, VT 05156

$249,900

3 bd · 2.5 ba · 1,510 sqft · SingleFamily public records · 16 Days on market

Built 1880 0.25 ac lot Est $263k · at est.

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +9.7/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market with an impressive list of recent improvements! Major updates include a new roof, new sewer line, upgraded electrical wiring, and a new hot water heater. The first floor has been extensively remodeled with fresh paint, high-end click-lock flooring, new kitchen cabinets, a dishwasher, bathroom vanity, toilet, and more. In addition to the oversized 1-car garage, the home features two enclosed porches as well as a deck overlooking the Black River. Formerly a single-family home, the property is currently configured as a duplex, featuring a 2-bedroom apartment on the first floor and a 1-bedroom apartment on the second floor. If you're looking for a home with with rental income potential or a property to accommodate multi-generational living, this versatile home offers plenty of possibilities. Currently the 2nd floor unit is rented and the 1st floor is vacant. Come see if it's the right fit for you! This home is also being sold as a single-family residence, please see MLS#: 5092654

Key facts

• New hot water heater
• New kitchen cabinets
• New roof

Tags

• NEW ROOF
• NEW SEWER LINE
• UPGRADED ELECTRICAL WIRING
• NEW HOT WATER HEATER
• EXTENSIVELY REMODELED
• NEW KITCHEN CABINETS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Fiber optic internet available; Cable available; Telephone available
• Home design: Duplex; Existing structure; Shingle (asphalt) roof
• Construction: Built in 1880; Wood frame construction with vinyl siding
• Exterior features: City lot, hilly and sloping terrain; In-town location; Common/shared paved driveway; White exterior color

Interior

• Kitchen: Eat-in kitchen; Kitchen with dishwasher, electric range, refrigerator
• Bedrooms: Bedrooms on main and second levels
• Flooring: Laminate; Manufactured; Vinyl; Wood
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Propane heating; Baseboard heating; Hot water system
• Interior features: 8 total rooms; Unfinished basement with concrete floor and interior stairs; Porch; Sunroom
• Laundry & utility: Main-level laundry room; Separate water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $6 ($75/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 $199k (20.3% below list).
• Recommended offer: $199k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#21 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Zoned schools: Union Street School (math 18% / reading 31%, grade F, #164 of 192 statewide, top 91%, 250 students, 54% FRL).
• Market conditions: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $250k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,111 (20.3% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $262,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Fairview St	0.21mi	4/1.5 (+1)	1,482 (-2%)	4mo	$180,000	$121	75
157 Commonwealth Ave	0.37mi	3/1.5	1,474 (-2%)	1mo	$256,000	$174	74
30 Commonwealth Ave	0.34mi	3/1.0	1,500 (-1%)	10mo	$240,000	$160	69
56 Furnace St	0.17mi	3/1.0	1,368 (-9%)	4mo	$100,000	$73	68
29 Summer Hl	0.51mi	3/2.0	1,451 (-4%)	1mo	$289,000	$199	67
84 Hunter St	0.41mi	4/1.5 (+1)	1,534 (+2%)	10mo	$311,000	$203	61
8 Center St	0.53mi	3/1.5	1,538 (+2%)	10mo	$210,000	$137	60
10 Derby Ct	0.28mi	4/1.5 (+1)	1,616 (+7%)	9mo	$265,000	$164	58
15 Grove St	0.32mi	2/1.0 (-1)	1,356 (-10%)	0mo	$241,000	$178	57
23 Southridge St	0.32mi	3/1.0	1,302 (-14%)	9mo	$227,000	$174	49
213 Commonwealth Ave	0.47mi	3/1.5	1,344 (-11%)	11mo	$295,000	$219	47
234 Harvard St	0.75mi	3/1.0	1,556 (+3%)	10mo	$215,000	$138	46

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-40,164
• Equity at exit: $37,261

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-34,738
• Equity at exit: $21,607

Cash invested: $69,972 (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 05156

• Home prices YoY: -12.2%
• Active inventory: 50
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $6

Break-even live

Break-even rent $1,983

Max offer price $249,900

Occupancy floor 95%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Park St Apt 2 Springfield, VT	3.0	1.0	1150	$1,645	$1.43	43d	1	0.67mi
39 Summit Ave Unit Na Springfield, VT	2.0	2.0	1150	$2,750	$2.39	43d	1	1.47mi

Listing history 13 events

1. 2026-06-19
   days on market $249,900 Active 16 DOM
2. 2026-06-18
   days on market $249,900 Active 15 DOM
3. 2026-06-17
   days on market $249,900 Active 14 DOM
4. 2026-06-16
   days on market $249,900 Active 13 DOM
5. 2026-06-16
   price $249,900 Active 12 DOM
6. 2026-06-15
   days on market $270,000 Active 12 DOM
7. 2026-06-14
   days on market $270,000 Active 10 DOM
8. 2026-06-12
   days on market $270,000 Active 9 DOM
9. 2026-06-09
   days on market $270,000 Active 6 DOM
10. 2026-06-08
    days on market $270,000 Active 5 DOM
11. 2026-06-07
    days on market $270,000 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $270,000 Active 1 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: $1,825 · $152/mo
• Projected year-2 tax: $3,287 · $274/mo
• Expected delta: +$1,462/yr (+$122/mo · 80.1%)

ⓘ 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 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $23,893
• − Mortgage interest: −$13,998
• − Property taxes: −$1,825
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$7,270
• Taxable loss: −$4,272
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,101/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 — Springfield

• Score: 73/100
• State rank: #21
• US rank: #5125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, VT
• Population (ZIP): 9,028

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 13% Romanian 4% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▼ -43.22%
• Current HPI: 310.0154
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+864.3% since first listed

5 events — show timeline

• 2026-06-03 Listed $270,000 PrimeMLS
• 2026-06-03 Listed $270,000 PrimeMLS
• 1990-03-02 Sold (Public Records) $67,000 Public Records
• 1988-09-22 Sold (Public Records) $50,000 Public Records
• 1987-03-18 Sold (Public Records) $28,000 Public Records

Property tax history

-6.5%/yr

Latest (2024): $1,825 · +10.5% YoY. Source: county tax records.