The Evergreen Plan · Pownal, VT 05261

$95,000

2 bd · 2.0 ba · 1,001 sqft · SingleFamily · 7 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.2/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Cash flow +3.2/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

More space. More comfort. This brand-new 1,001 square foot, 2-bedroom, 2-bath home offers the room you need without the price tag you'd expect. Perfect for couples, small families, or anyone ready to start owning. The Evergreen delivers a thoughtful single-wide layout with generous living space, two full bathrooms, and bedrooms designed for real life - not just floor plan brochures. The open kitchen flows into the living area, making everyday living feel easy and connected. Kitchen features include stainless steel appliances (18 cu. ft. refrigerator, 30" electric range, vented hood), a counter-height island, LED lighting, and durable laminate countertops with modern cabinetry. Built to

Key facts

• Led lighting
• Modern cabinetry
• Open kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• COUNTER-HEIGHT ISLAND
• LED LIGHTING
• DURABLE LAMINATE COUNTERTOPS
• MODERN CABINETRY

Property features AI

Finance

• Financial info: List price: $95,000

Exterior

• Home design: Detached plan listing (The Evergreen); Address: Post Dr, Pownal, VT 05261
• Construction: Living area approximately 1001
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (total)
• Interior features: Plan: The Evergreen

🏗️ New construction. The $95,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,257.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-812 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 23 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.3% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $95,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.48% ✗
• Cap rate: 2.51%
• Cash-on-cash: -13.53%
• DSCR: 0.40
• GRM: 17.5

CMA / ARV

• ARV (on-the-fly): $257,257
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 NW Hill Rd	0.50mi	2/1.0	876 (-12%)	6mo	$225,000	$257	47

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

Projected returns pro-forma

2.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.59×
• Total profit: $-29,615
• Equity at exit: $106,200

10-year hold

• IRR: -2.1%
• Equity multiple: 0.70×
• Total profit: $-21,497
• Equity at exit: $156,650

Cash invested: $72,032 (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 05261

• Home prices YoY: 0.8%
• Active inventory: 23
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$1,349
• Tax est. 1.5%: −$322 /mo · $3,859/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-812

Break-even live

Break-even rent $2,250

Max offer price $139,756

Occupancy floor —

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: $64,314
• Closing costs: $7,718
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $95,000 Active 7 DOM
2. 2026-06-18
   days on market $95,000 Active 6 DOM
3. 2026-06-17
   days on market $95,000 Active 5 DOM
4. 2026-06-16
   days on market $95,000 Active 4 DOM
5. 2026-06-15
   days on market $95,000 Active 3 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,671
• − Mortgage interest: −$14,410
• − Property taxes: −$3,859
• − Insurance: −$1,286
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$7,484
• Taxable loss: −$14,716
• Est. tax savings @ 24.0%: +$3,532
• After-tax cash flow: $-6,212/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This brand-new 1,001 square foot home offers a good condition with minimal repairs needed. Fresh paint and updated countertops would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Resale Replace countertops — Modern countertops improve kitchen aesthetics and functionality
• Both Install smart home devices — Enhances home's appeal and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Resale Replace countertops — Modern countertops improve kitchen aesthetics and functionality ↑
• Both Install smart home devices — Enhances home's appeal and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Pownal

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

Census & demographics

• Census place: Pownal, VT
• Population (ZIP): 2,200

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 9% Romanian 4% Slovak 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.34%
• Current HPI: 301.5888
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0