8 Belmont Ave Ext · Rutland, VT 05701

$253,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 78 Days on market

Built 1960 9,147 sqft lot $221/sqft · 5% below area Est $267k · 5% under

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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 +11.4/30.0
• ARV discount +9.9/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Rutland's most desirable neighborhoods. This move-in ready house has been lovingly updated from top to bottom, making it the perfect opportunity for buyers looking for quality without the renovation headaches. Step inside and you'll immediately notice the freshly painted interior, giving every room a bright, clean canvas that feels like a fresh start. The brand new kitchen is the true heart of this home, offering a modern space where meal prep meets gathering place. The upgraded bathroom brings contemporary style and everyday comfort, while brand new windows throughout the entire house deliver improved energy efficiency and curb appeal that'll make the neighbors peek twice. Location is everything, and this property delivers in spades. Northeast School is just moments away, making morning routines a breeze for families. Outdoor enthusiasts will love the proximity to Killington Resort, where world-class skiing is a short drive down the road. Golf lovers can tee off at the nearby Rutland Country Club, and Pine Hill Park offers miles of trails for hiking and biking adventures right in your backyard. The convenience of Rutland Regional Medical Center nearby provides peace of mind for the whole family. This three-bedroom, one-bathroom home sits at an attractive price point that makes Vermont homeownership achievable. Whether you're a first-time buyer, downsizing, or searching for a smart investment, this one checks all the boxes. Schedule your private showing today before this freshly updated beauty finds its new owner. With this price it won't last long!

Key facts

• Upgraded bathroom
• New kitchen
• New windows

Tags

• NEW KITCHEN
• UPGRADED BATHROOM
• NEW WINDOWS
• PROXIMITY TO NORTHEAST SCHOOL
• PROXIMITY TO KILLINGTON RESORT
• NEARBY RUTLAND COUNTRY CLUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (23.6% below list).
• Recommended offer: $193k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 90 units permitted in Rutland County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $253k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $193,342 (23.6% below list)

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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $267,144
• List price: $253,000
• Delta: -5.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Bellevue Ave	0.16mi	3/1.5	1,218 (+6%)	3mo	$279,500	$229	78
8 Sargent Ave	0.48mi	3/1.5	1,152 (+0%)	2mo	$225,000	$195	73
81 Temple St	0.08mi	3/2.0	1,232 (+7%)	10mo	$282,000	$229	72
13 Park Ct	0.13mi	3/1.5	1,260 (+10%)	9mo	$285,000	$226	69
23 Piedmont Dr	0.51mi	3/1.5	1,112 (-3%)	9mo	$270,000	$243	62
18 Jasmin Ln	0.35mi	2/1.0 (-1)	1,248 (+9%)	8mo	$231,000	$185	57
9 Harvard St	0.38mi	4/2.0 (+1)	1,291 (+13%)	0mo	$340,000	$263	52
25 Vernon St	0.74mi	3/1.0	1,232 (+7%)	9mo	$177,000	$144	46
178 Adams St	0.74mi	2/1.0 (-1)	1,203 (+5%)	10mo	$282,000	$234	44
48 Church St	0.67mi	3/2.0	1,260 (+10%)	6mo	$387,500	$308	44
67 Meadow Brook Rd	0.75mi	3/1.5	1,271 (+11%)	10mo	$345,000	$271	37
121 Pearl St	0.73mi	3/1.5	1,318 (+15%)	8mo	$271,600	$206	33

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-46,596
• Equity at exit: $37,723

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-47,932
• Equity at exit: $21,875

Cash invested: $70,840 (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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$1,327
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-87

Break-even live

Break-even rent $2,044

Max offer price $237,617

Occupancy floor 100%

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cottage St Unit 3 Rutland, VT	2.0	2.0	1000	$2,100	$2.10	44d	1	0.73mi
15 Kingsley Ct Apt 3 Rutland, VT	2.0	1.0	750	$1,600	$2.13	44d	1	0.91mi
57 Forest St Rutland, VT	3.0	1.0	840	$2,000	$2.38	44d	1	1.21mi

Listing history 8 events

1. 2026-05-08
   price $257,900 1674-char remark

   Show marketing remark (1674 chars)

   Price Improvement! Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Rutland's most desirable neighborhoods. This move-in ready house has been lovingly updated from top to bottom, making it the perfect opportunity for buyers looking for quality without the renovation headaches. Step inside and you'll immediately notice the freshly painted interior, giving every room a bright, clean canvas that feels like a fresh start. The brand new kitchen is the true heart of this home, offering a modern space where meal prep meets gathering place. The upgraded bathroom brings contemporary style and everyday comfort, while brand new windows throughout the entire house deliver improved energy efficiency and curb appeal that'll make the neighbors peek twice. Location is everything, and this property delivers in spades. Northeast School is just moments away, making morning routines a breeze for families. Outdoor enthusiasts will love the proximity to Killington Resort, where world-class skiing is a short drive down the road. Golf lovers can tee off at the nearby Rutland Country Club, and Pine Hill Park offers miles of trails for hiking and biking adventures right in your backyard. The convenience of Rutland Regional Medical Center nearby provides peace of mind for the whole family. This three-bedroom, one-bathroom home sits at an attractive price point that makes Vermont homeownership achievable. Whether you're a first-time buyer, downsizing, or searching for a smart investment, this one checks all the boxes. Schedule your private showing today before this freshly updated beauty finds its new owner. With this price it won't last long!

2. 2026-04-03
   price $259,900 1674-char remark

   Show marketing remark (1674 chars)

   Price Improvement! Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Rutland's most desirable neighborhoods. This move-in ready house has been lovingly updated from top to bottom, making it the perfect opportunity for buyers looking for quality without the renovation headaches. Step inside and you'll immediately notice the freshly painted interior, giving every room a bright, clean canvas that feels like a fresh start. The brand new kitchen is the true heart of this home, offering a modern space where meal prep meets gathering place. The upgraded bathroom brings contemporary style and everyday comfort, while brand new windows throughout the entire house deliver improved energy efficiency and curb appeal that'll make the neighbors peek twice. Location is everything, and this property delivers in spades. Northeast School is just moments away, making morning routines a breeze for families. Outdoor enthusiasts will love the proximity to Killington Resort, where world-class skiing is a short drive down the road. Golf lovers can tee off at the nearby Rutland Country Club, and Pine Hill Park offers miles of trails for hiking and biking adventures right in your backyard. The convenience of Rutland Regional Medical Center nearby provides peace of mind for the whole family. This three-bedroom, one-bathroom home sits at an attractive price point that makes Vermont homeownership achievable. Whether you're a first-time buyer, downsizing, or searching for a smart investment, this one checks all the boxes. Schedule your private showing today before this freshly updated beauty finds its new owner. With this price it won't last long!

3. 2026-03-24
   price $264,900 1674-char remark

   Show marketing remark (1674 chars)

   Price Improvement! Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Rutland's most desirable neighborhoods. This move-in ready house has been lovingly updated from top to bottom, making it the perfect opportunity for buyers looking for quality without the renovation headaches. Step inside and you'll immediately notice the freshly painted interior, giving every room a bright, clean canvas that feels like a fresh start. The brand new kitchen is the true heart of this home, offering a modern space where meal prep meets gathering place. The upgraded bathroom brings contemporary style and everyday comfort, while brand new windows throughout the entire house deliver improved energy efficiency and curb appeal that'll make the neighbors peek twice. Location is everything, and this property delivers in spades. Northeast School is just moments away, making morning routines a breeze for families. Outdoor enthusiasts will love the proximity to Killington Resort, where world-class skiing is a short drive down the road. Golf lovers can tee off at the nearby Rutland Country Club, and Pine Hill Park offers miles of trails for hiking and biking adventures right in your backyard. The convenience of Rutland Regional Medical Center nearby provides peace of mind for the whole family. This three-bedroom, one-bathroom home sits at an attractive price point that makes Vermont homeownership achievable. Whether you're a first-time buyer, downsizing, or searching for a smart investment, this one checks all the boxes. Schedule your private showing today before this freshly updated beauty finds its new owner. With this price it won't last long!

4. 2026-03-12
   listed $269,900 Active 1674-char remark

   Show marketing remark (1674 chars)

   Price Improvement! Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Rutland's most desirable neighborhoods. This move-in ready house has been lovingly updated from top to bottom, making it the perfect opportunity for buyers looking for quality without the renovation headaches. Step inside and you'll immediately notice the freshly painted interior, giving every room a bright, clean canvas that feels like a fresh start. The brand new kitchen is the true heart of this home, offering a modern space where meal prep meets gathering place. The upgraded bathroom brings contemporary style and everyday comfort, while brand new windows throughout the entire house deliver improved energy efficiency and curb appeal that'll make the neighbors peek twice. Location is everything, and this property delivers in spades. Northeast School is just moments away, making morning routines a breeze for families. Outdoor enthusiasts will love the proximity to Killington Resort, where world-class skiing is a short drive down the road. Golf lovers can tee off at the nearby Rutland Country Club, and Pine Hill Park offers miles of trails for hiking and biking adventures right in your backyard. The convenience of Rutland Regional Medical Center nearby provides peace of mind for the whole family. This three-bedroom, one-bathroom home sits at an attractive price point that makes Vermont homeownership achievable. Whether you're a first-time buyer, downsizing, or searching for a smart investment, this one checks all the boxes. Schedule your private showing today before this freshly updated beauty finds its new owner. With this price it won't last long!

5. 2025-12-31
   soldstatus $165,000 Closed 1489-char remark

   Show marketing remark (1489 chars)

   Welcome to this charming three-bedroom, one-bathroom home that perfectly balances comfort with convenience in Rutland's desirable neighborhood. This delightful starter property offers an ideal foundation for first-time buyers or anyone seeking a cozy retreat in Vermont's scenic landscape. The home's thoughtful layout maximizes every square foot, creating comfortable living spaces that flow naturally from room to room. The primary bedroom provides a peaceful sanctuary, while two additional bedrooms offer flexibility for family, guests, or a home office setup. The single bathroom is efficiently designed to serve the household's daily needs. What truly sets this property apart is its exceptional location in a well-established neighborhood that strikes the perfect balance between tranquil residential living and accessibility to amenities. Northeast School sits nearby. The surrounding area offers a genuine sense of community while maintaining easy access to recreational opportunities. Adventure enthusiasts will appreciate the proximity to world-class skiing destinations, with both Pico Mountain and Killington Resort within reasonable driving distance. The neighborhood also provides convenient access to essential services, including Rutland Regional Medical Center and local dining options like Rutland Country Club. For active lifestyles, the Giorgetti Athletic Complex offers additional recreational facilities. Don't miss your chance to call this delightful home your own.

6. 2025-12-31
   soldstatus $165,000

   Show marketing remark (1489 chars)

   Welcome to this charming three-bedroom, one-bathroom home that perfectly balances comfort with convenience in Rutland's desirable neighborhood. This delightful starter property offers an ideal foundation for first-time buyers or anyone seeking a cozy retreat in Vermont's scenic landscape. The home's thoughtful layout maximizes every square foot, creating comfortable living spaces that flow naturally from room to room. The primary bedroom provides a peaceful sanctuary, while two additional bedrooms offer flexibility for family, guests, or a home office setup. The single bathroom is efficiently designed to serve the household's daily needs. What truly sets this property apart is its exceptional location in a well-established neighborhood that strikes the perfect balance between tranquil residential living and accessibility to amenities. Northeast School sits nearby. The surrounding area offers a genuine sense of community while maintaining easy access to recreational opportunities. Adventure enthusiasts will appreciate the proximity to world-class skiing destinations, with both Pico Mountain and Killington Resort within reasonable driving distance. The neighborhood also provides convenient access to essential services, including Rutland Regional Medical Center and local dining options like Rutland Country Club. For active lifestyles, the Giorgetti Athletic Complex offers additional recreational facilities. Don't miss your chance to call this delightful home your own.

7. 2025-12-13
   status Pending 1489-char remark

   Show marketing remark (1489 chars)

   Welcome to this charming three-bedroom, one-bathroom home that perfectly balances comfort with convenience in Rutland's desirable neighborhood. This delightful starter property offers an ideal foundation for first-time buyers or anyone seeking a cozy retreat in Vermont's scenic landscape. The home's thoughtful layout maximizes every square foot, creating comfortable living spaces that flow naturally from room to room. The primary bedroom provides a peaceful sanctuary, while two additional bedrooms offer flexibility for family, guests, or a home office setup. The single bathroom is efficiently designed to serve the household's daily needs. What truly sets this property apart is its exceptional location in a well-established neighborhood that strikes the perfect balance between tranquil residential living and accessibility to amenities. Northeast School sits nearby. The surrounding area offers a genuine sense of community while maintaining easy access to recreational opportunities. Adventure enthusiasts will appreciate the proximity to world-class skiing destinations, with both Pico Mountain and Killington Resort within reasonable driving distance. The neighborhood also provides convenient access to essential services, including Rutland Regional Medical Center and local dining options like Rutland Country Club. For active lifestyles, the Giorgetti Athletic Complex offers additional recreational facilities. Don't miss your chance to call this delightful home your own.

8. 2025-12-04
   listed $239,000 Active 1489-char remark

   Show marketing remark (1489 chars)

   Welcome to this charming three-bedroom, one-bathroom home that perfectly balances comfort with convenience in Rutland's desirable neighborhood. This delightful starter property offers an ideal foundation for first-time buyers or anyone seeking a cozy retreat in Vermont's scenic landscape. The home's thoughtful layout maximizes every square foot, creating comfortable living spaces that flow naturally from room to room. The primary bedroom provides a peaceful sanctuary, while two additional bedrooms offer flexibility for family, guests, or a home office setup. The single bathroom is efficiently designed to serve the household's daily needs. What truly sets this property apart is its exceptional location in a well-established neighborhood that strikes the perfect balance between tranquil residential living and accessibility to amenities. Northeast School sits nearby. The surrounding area offers a genuine sense of community while maintaining easy access to recreational opportunities. Adventure enthusiasts will appreciate the proximity to world-class skiing destinations, with both Pico Mountain and Killington Resort within reasonable driving distance. The neighborhood also provides convenient access to essential services, including Rutland Regional Medical Center and local dining options like Rutland Country Club. For active lifestyles, the Giorgetti Athletic Complex offers additional recreational facilities. Don't miss your chance to call this delightful home your own.

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $3,497 · $291/mo
• Expected delta: +$1,310/yr (+$109/mo · 59.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 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: $23,201
• − Mortgage interest: −$14,172
• − Property taxes: −$2,188
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,360
• Taxable loss: −$5,496
• Est. tax savings @ 24.0%: +$1,319
• After-tax cash flow: $274/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.9% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $257,900 PrimeMLS
• 2026-04-03 Price Changed $259,900 PrimeMLS
• 2026-03-24 Price Changed $264,900 PrimeMLS
• 2026-03-12 Listed $269,900 PrimeMLS
• 2025-12-31 Sold (Public Records) $165,000 Public Records
• 2025-12-31 Sold (MLS) $165,000 PrimeMLS
• 2025-12-13 Pending — PrimeMLS
• 2025-12-04 Listed $239,000 PrimeMLS

Property tax history

+17.2%/yr

Latest (2024): $2,188 · +17.9% YoY. Source: county tax records.