95 Autumn St · Newport, VT 05855

$180,000

4 bd · 1.5 ba · 2,290 sqft · SingleFamily public records · 176 Days on market

Built 1900 0.42 ac lot Est $293k · 39% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large home, ready to be renovated with huge investment potential. This property will not pass for a FHA/VA buyer. It does need a new roof along with many cosmetic exterior and interior upgrades. It does has a vast potential with after these improvements have been made.

Key facts

• New lighting
• New propane furnace
• New kitchen

Tags

• NEW ELECTRICAL PANEL
• NEW LIGHTING
• NEW KITCHEN
• NEW PROPANE FURNACE
• NEW ROOF
• NEW DECK

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; 200 amp electrical service with circuit breakers; High-speed internet available; Cable available; Telephone available; LP/bottle gas available
• Home design: Colonial-style home; Existing construction; Beige exterior; Shingle roof
• Construction: Wood frame construction with wood siding; Built in 1900; Unfinished basement
• Exterior features: City lot on a corner parcel; Near golf course, country club, shopping, public transportation, hospital, schools, and snowmobile trails; Neighborhood setting; Paved driveway

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating; Forced air / hot air
• Interior features: Nine rooms; Unfinished basement with interior access
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $27 ($321/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 $148k (17.7% below list).
• Recommended offer: $148k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.3% in Newport — 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 59/100 on livability (#99 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Zoned schools: Newport City Elementary School (math 32% / reading 32%, grade F, #129 of 192 statewide, top 70%, 313 students, 71% FRL).
• Market conditions: 47 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 176 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $180k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,154 (17.7% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. Schools are D-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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $293,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Autumn St	0.02mi	4/2.0	2,068 (-10%)	1mo	$265,000	$128	80
17 Northern Ave	0.28mi	3/2.5 (-1)	2,282 (-0%)	13mo	$320,000	$140	67
127 Sloan St	0.47mi	3/2.0 (-1)	2,160 (-6%)	3mo	$263,000	$122	59
274 Elm St	0.35mi	5/2.0 (+1)	2,227 (-3%)	18mo	$192,500	$86	57
34 Oak St	0.18mi	3/2.0 (-1)	2,112 (-8%)	19mo	$230,000	$109	55
255 Blake St	0.43mi	3/1.5 (-1)	2,528 (+10%)	10mo	$285,000	$113	49
192 Fernwood Cir	0.55mi	3/2.5 (-1)	2,088 (-9%)	8mo	$349,500	$167	44
353 Mount Vernon St	0.42mi	3/3.0 (-1)	1,952 (-15%)	10mo	$399,000	$204	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $99,697
• Equity at exit: $162,158

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $292,173
• Equity at exit: $349,700

Cash invested: $50,400 (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 05855

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $27

Break-even live

Break-even rent $1,448

Max offer price $180,000

Occupancy floor 93%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $180,000 Active 176 DOM
2. 2026-06-17
   days on market $180,000 Active 175 DOM
3. 2026-06-16
   days on market $180,000 Active 174 DOM
4. 2026-06-15
   days on market $180,000 Active 173 DOM
5. 2026-06-15
   days on market $180,000 Active 172 DOM
6. 2026-06-13
   days on market $180,000 Active 171 DOM
7. 2026-06-12
   days on market $180,000 Active 170 DOM
8. 2026-06-09
   days on market $180,000 Active 167 DOM
9. 2026-06-08
   days on market $180,000 Active 166 DOM
10. 2026-06-08
    days on market $180,000 Active 165 DOM
11. 2026-06-07
    days on market $180,000 Active 164 DOM
12. 2026-06-05
    days on market $180,000 Active 163 DOM
13. 2026-06-03
    days on market $180,000 Active 161 DOM
14. 2026-06-02
    days on market $180,000 Active 160 DOM
15. 2026-06-01
    days on market $180,000 Active 159 DOM
16. 2026-05-31
    days on market $180,000 Active 158 DOM
17. 2026-05-19
    price $185,000
18. 2026-05-18
    status Active
19. 2026-05-07
    historical Active with Contract
20. 2026-04-28
    price $194,900
21. 2026-04-16
    price $199,000
22. 2026-04-06
    status Active
23. 2026-03-19
    historical Active with Contract
24. 2025-12-18
    listed $205,000 Active
25. 2024-12-31
    price $229,000
26. 2023-09-26
    soldstatus $62,500 Closed 269-char remark

    Show marketing remark (269 chars)

    Large home, ready to be renovated with huge investment potential. This property will not pass for a FHA/VA buyer. It does need a new roof along with many cosmetic exterior and interior upgrades. It does has a vast potential with after these improvements have been made.

27. 2023-08-18
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Large home, ready to be renovated with huge investment potential. This property will not pass for a FHA/VA buyer. It does need a new roof along with many cosmetic exterior and interior upgrades. It does has a vast potential with after these improvements have been made.

28. 2023-06-30
    listed $69,500 Active 269-char remark

    Show marketing remark (269 chars)

    Large home, ready to be renovated with huge investment potential. This property will not pass for a FHA/VA buyer. It does need a new roof along with many cosmetic exterior and interior upgrades. It does has a vast potential with after these improvements have been made.

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $2,458 · $205/mo
• Expected delta: +$962/yr (+$80/mo · 64.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,778
• − Mortgage interest: −$10,083
• − Property taxes: −$1,497
• − Insurance: −$900
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$5,236
• Taxable loss: −$2,782
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $989/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 — Newport

• Score: 59/100
• State rank: #99
• US rank: #20247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, VT
• Population (ZIP): 7,576

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.71%
• Current HPI: 297.9538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.2% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $185,000 PrimeMLS
• 2026-05-18 Relisted — PrimeMLS
• 2026-05-07 Contingent — PrimeMLS
• 2026-04-28 Price Changed $194,900 PrimeMLS
• 2026-04-16 Price Changed $199,000 PrimeMLS
• 2026-04-06 Relisted — PrimeMLS
• 2026-03-19 Contingent — PrimeMLS
• 2025-12-18 Listed $205,000 PrimeMLS
• 2024-12-31 Price Changed $229,000 PrimeMLS
• 2023-09-26 Sold (MLS) $62,500 PrimeMLS
• 2023-08-18 Pending — PrimeMLS
• 2023-06-30 Listed $69,500 PrimeMLS

Property tax history

+18.4%/yr

Latest (2024): $1,497 · +8.7% YoY. Source: county tax records.