4389 Route 36 · Fairfield, VT 05455

$154,900

3 bd · 1.5 ba · 1,572 sqft · SingleFamily · 47 Days on market

Built 1850 Fair condition 0.77 ac lot

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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).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to restore this classic country farmhouse in a desirable small-town location. This foreclosure property needs rehabilitation but offers solid potential for investors, contractors, or buyers looking to build equity. The home features a spacious layout with a large mudroom, full bathroom, and an open-concept kitchen, dining, and living area on the main level. A cozy den with a pellet stove adds warmth and character for those cold Vermont nights. Upstairs you will find three bedrooms and a half bath, providing plenty of space for family or guests. Outside, the property offers nice curb appeal and a generous backyard where you can enjoy beautiful sunsets. A small stream adds t

Key facts

• Cozy den
• Country farmhouse
• Open-concept kitchen

Tags

• COUNTRY FARMHOUSE
• LARGE MUDROOM
• OPEN-CONCEPT KITCHEN
• COZY DEN
• GENEROUS BACKYARD
• SMALL STREAM

Property features AI

Finance

• Financial info: Property listed as foreclosed / bank-owned / REO
• HOA & community: Community has above-ground pool

Exterior

• Parking: 1-car garage
• Utilities: Public water; 1000 gallon septic with leach field; 100 Amp electric service with circuit breakers; High-speed internet available
• Home design: Farmhouse style; White exterior; Shingle roof; Existing structure built in 1850
• Construction: Wood frame construction; Built in 1850; Shingle roof
• Exterior features: Landscaped lot; Open lot; Stream on property; Gravel driveway; Paved road frontage (approximately 150')

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on 2nd level; Two additional bedrooms on 2nd level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 7 total rooms; Unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Fairfield Center School (math 27% / reading 42%, grade F, #123 of 192 statewide, top 66%, 252 students, 18% FRL).
• Market conditions: 20 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $430,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4750 VT Route 36	0.35mi	3/1.0	1,357 (-14%)	13mo	$165,000	$122	48
575 North Rd	0.62mi	4/1.5 (+1)	1,495 (-5%)	23mo	$410,000	$274	39

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-12,068
• Equity at exit: $23,096

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,341
• Equity at exit: $13,393

Cash invested: $43,372 (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 05455

• Home prices YoY: -10.6%
• Active inventory: 20
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $204

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $258	+0% $204	+5% $151	+10% $97
Rent	-10% $77	-5% $141	+0% $204	+5% $268	+10% $332
Rate	-1.0pp $282	-0.5pp $244	base $204	+0.5pp $164	+1.0pp $123

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $154,900 Active 47 DOM
2. 2026-06-18
   days on market $154,900 Active 45 DOM
3. 2026-06-17
   days on market $154,900 Active 44 DOM
4. 2026-06-16
   days on market $154,900 Active 43 DOM
5. 2026-06-15
   days on market $154,900 Active 42 DOM
6. 2026-06-15
   days on market $154,900 Active 41 DOM
7. 2026-06-13
   days on market $154,900 Active 40 DOM
8. 2026-06-12
   days on market $154,900 Active 39 DOM
9. 2026-06-09
   days on market $154,900 Active 36 DOM
10. 2026-06-08
    days on market $154,900 Active 35 DOM
11. 2026-06-08
    days on market $154,900 Active 34 DOM
12. 2026-06-07
    days on market $154,900 Active 33 DOM
13. 2026-06-03
    days on market $154,900 Active 30 DOM
14. 2026-06-02
    days on market $154,900 Active 29 DOM
15. 2026-06-01
    days on market $154,900 Active 28 DOM
16. 2026-05-31
    days on market $154,900 Active 27 DOM
17. 2026-05-20
    status Active
18. 2026-03-28
    status Pending
19. 2026-03-12
    listed $154,900 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,363
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,506
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,455/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 · 14 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with potential for significant value increase through kitchen and landscaping improvements.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are in good condition, but the layout and appliances may need updating.
• Major Bathroom — The bathroom is not visible, but it likely needs updates or a full renovation.
• Moderate Exterior siding — The siding appears to be in fair condition, but some repairs may be needed.
• Major Landscaping — The landscaping is sparse and overgrown, which could be improved with some maintenance and landscaping.

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can increase both the resale and rental value of the property.
• Both Landscaping — A well-maintained and landscaped yard can significantly increase the curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are in good condition, but the layout and appliances may need updating.	Minor	$500–3,000
Bathroom · The bathroom is not visible, but it likely needs updates or a full renovation.	Major	$15,000–50,000
Exterior siding · The siding appears to be in fair condition, but some repairs may be needed.	Moderate	$3,000–15,000
Landscaping · The landscaping is sparse and overgrown, which could be improved with some maintenance and landscaping.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can increase both the resale and rental value of the property. ↑
• Both Landscaping — A well-maintained and landscaped yard can significantly increase the curb appeal and property value. ↑

ⓘ 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 — Fairfield

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

Census & demographics

• Population (ZIP): 1,296

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Italian 6% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.84%
• Current HPI: 200.4958
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-20 Relisted — PrimeMLS
• 2026-03-28 Pending — PrimeMLS
• 2026-03-12 Listed $154,900 PrimeMLS