778 Route 100 B · Moretown, VT 05660

$175,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 86 Days on market

Built 1900 1.07 ac lot $168/sqft · 22% below area Est $226k · 22% under ↓ 6% since listing

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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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

Key facts

• Rustic exposed beams
• Classic layout
• Mad river valley

Tags

• RUSTIC EXPOSED BEAMS
• CLASSIC LAYOUT
• MAD RIVER VALLEY
• YEAR-ROUND RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 15 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

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

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.18% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $225,696
• List price: $175,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $120,719
• Equity at exit: $157,654

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $335,650
• Equity at exit: $339,987

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 05660

• Home prices YoY: 6.4%
• Active inventory: 15
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$247 /mo · $2,961/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $398

Break-even live

Break-even rent $1,566

Max offer price $175,000

Occupancy floor 76%

Sensitivity live

Price	-10% $497	-5% $448	+0% $398	+5% $349	+10% $299
Rent	-10% $235	-5% $316	+0% $398	+5% $480	+10% $562
Rate	-1.0pp $486	-0.5pp $443	base $398	+0.5pp $353	+1.0pp $307

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 10 events

1. 2026-05-31
   days on market $175,000 Active 86 DOM
2. 2026-05-31
   days on market $175,000 Active 85 DOM
3. 2026-03-13
   status Active 712-char remark

   Show marketing remark (712 chars)

   Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

4. 2026-03-03
   historical 712-char remark

   Show marketing remark (712 chars)

   Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

5. 2026-02-27
   status Active 712-char remark

   Show marketing remark (712 chars)

   Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

6. 2025-10-12
   status Pending 712-char remark

   Show marketing remark (712 chars)

   Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

7. 2025-10-09
   listed $175,000 Active 712-char remark

   Show marketing remark (712 chars)

   Discover the potential in this 3-bedroom home in the heart of Moretown Village. The spacious primary bedroom features rustic exposed beams and direct access to the outdoors—an appealing starting point for future improvements. This property is best suited for buyers prepared to take on a renovation project. With its classic layout and village setting, it offers a solid framework for a full rehab or investment. Located in the Mad River Valley, with convenient access to Montpelier, Waitsfield, and Waterbury, this location offers year-round recreation and a balance of village living with access to nearby hubs. A strong opportunity for investors or buyers looking to build equity in a desirable setting.

8. 2016-09-23
   price $179,500
9. 2015-12-02
   price $184,500
10. 2015-11-07
    price $185,500

ⓘ 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: $2,961 · $247/mo
• Projected year-2 tax: $3,143 · $262/mo
• Expected delta: +$182/yr (+$15/mo · 6.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $24,845
• − Mortgage interest: −$9,803
• − Property taxes: −$2,961
• − Insurance: −$875
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$5,091
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $4,265/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 — Moretown

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

Census & demographics

• Population (ZIP): 1,900

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Slovak 9% Lithuanian 9% Romanian 4%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1% French/Haitian/Cajun 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: ▲ 23.68%
• Current HPI: 394.5897
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.7% since first listed

8 events — show timeline

• 2026-03-13 Relisted — PrimeMLS
• 2026-03-03 Delisted — PrimeMLS
• 2026-02-27 Relisted — PrimeMLS
• 2025-10-12 Pending — PrimeMLS
• 2025-10-09 Listed $175,000 PrimeMLS
• 2016-09-23 Price Changed $179,500 PrimeMLS
• 2015-12-02 Price Changed $184,500 PrimeMLS
• 2015-11-07 Price Changed $185,500 PrimeMLS

Property tax history

+24.7%/yr

Latest (2024): $2,961 · +11.4% YoY. Source: county tax records.