111 Central St · Brattleboro, VT 05301

$270,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1979 3,484 sqft lot Est $275k · at est.

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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 +13.6/30.0
• ARV discount +8.3/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable! If you're looking for aging in place, downsizing or your first home this is a great choice. One level living with laundry tucked in it's own little nook, huge master bedroom, generous bath and a center kitchen. The living/dining is east facing and gets lots of light. Fresh new interior paint, hard wood floors, new roof. There is a nice level yard for some great gardening and 2 parking spaces for easy, off street parking. This is all you need in an easy living, easy maintenance package. A must see for affordability. Interior photos were taken prior to tenant occupying property. Tenant has a lease until June 1st. No possession prior to June 1st.

Key facts

• 3,484 sq ft lot
• Built 1979
• Listed 7 days

Property features AI

Finance

• Other: Property surveyed status unknown

Exterior

• Parking: Driveway composed of crushed stone, dirt, and gravel
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Fiber optic and high-speed internet available; Cable available
• Home design: Ranch-style home; Blue exterior; Existing construction
• Construction: Wood frame construction; Shingle (asphalt) roof; Built in 1979
• Exterior features: Landscaped, level lot; In-town location close to paths, shopping, public transportation, hospital, and schools; Easements present

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (all on main level); Bedroom dimensions include 16.11 x 11.9, 10.6 x 9.5, and 10.6 x 9.5
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil-fired baseboard heat
• Interior features: Five total rooms; Walkout basement with bulkhead and concrete floor
• Laundry & utility: Washer and dryer included; Water heater (off boiler) — owned

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $13 ($152/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 $212k (21.6% below list).
• Recommended offer: $212k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Zoned schools: Brattleboro Area Middle School (math 28% / reading 53%, grade F, #13 of 26 statewide, top 52%, 262 students, 38% FRL).
• Market conditions: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y ago; this cycle's ask is 86% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $148k; list at $270k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $211,696 (21.6% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $275,184
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Washington St	0.10mi	3/1.0	1,033 (+2%)	23mo	$247,000	$239	72
81 Oak Grove Ave	0.19mi	2/1.0 (-1)	956 (-5%)	9mo	$269,141	$282	70
45 Blakeslee St	0.12mi	2/2.0 (-1)	864 (-14%)	9mo	$266,000	$308	54
128 High St	0.62mi	3/1.5	1,130 (+12%)	2mo	$308,850	$273	47
46 Moreland Ave	0.36mi	2/1.0 (-1)	1,144 (+14%)	18mo	$254,000	$222	40
95 Frost St	0.46mi	4/1.0 (+1)	1,146 (+14%)	22mo	$235,000	$205	32

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-43,037
• Equity at exit: $40,258

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-36,819
• Equity at exit: $23,345

Cash invested: $75,600 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 80
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $13

Break-even live

Break-even rent $2,101

Max offer price $270,000

Occupancy floor 94%

Sensitivity live

Price	-10% $166	-5% $89	+0% $13	+5% $-64	+10% $-140
Rent	-10% $-155	-5% $-71	+0% $13	+5% $96	+10% $180
Rate	-1.0pp $149	-0.5pp $81	base $13	+0.5pp $-57	+1.0pp $-128

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Clark St Unit 2 Brattleboro, VT	2.0	1.0	1200	$1,650	$1.38	16d	1	0.28mi
6 Elliot St Unit 5 Brattleboro, VT	2.0	1.0	850	$2,300	$2.71	45d	1	0.48mi
4 Elliot St Unit 5 Brattleboro, VT	2.0	1.0	827	$2,200	$2.66	16d	1	0.48mi
110 Estey St Unit 1 Brattleboro, VT	3.0	1.0	850	$2,500	$2.94	16d	1	0.50mi

Listing history 12 events

1. 2026-06-21
   days on market $270,000 Active 7 DOM
2. 2026-06-18
   days on market $270,000 Active 4 DOM
3. 2026-06-17
   days on market $270,000 Active 3 DOM
4. 2026-06-16
   days on market $270,000 Active 2 DOM
5. 2026-06-15
   statusdays on market $270,000 Active 1 DOM
6. 2026-06-14
   days on market $270,000 Coming Soon 8 DOM
7. 2026-06-13
   days on market $270,000 Coming Soon 7 DOM
8. 2026-06-10
   days on market $270,000 Coming Soon 5 DOM
9. 2026-06-09
   days on market $270,000 Coming Soon 4 DOM
10. 2026-06-08
    days on market $270,000 Coming Soon 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $270,000 Coming Soon 2 DOM

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $3,353 · $279/mo
• Expected delta: +$1,777/yr (+$148/mo · 112.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $25,404
• − Mortgage interest: −$15,124
• − Property taxes: −$1,576
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$7,855
• Taxable loss: −$4,565
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $1,248/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+440.0% since first listed

10 events — show timeline

• 2026-06-05 Coming Soon $270,000 PrimeMLS
• 2021-03-01 Sold (MLS) $148,500 PrimeMLS
• 2021-02-26 Sold (Public Records) $148,500 Public Records
• 2021-01-05 Pending — PrimeMLS
• 2020-10-09 Listed $145,500 PrimeMLS
• 2017-09-11 Price Changed $139,900 PrimeMLS
• 2004-11-23 Sold (Public Records) $95,000 Public Records
• 2000-04-04 Sold (Public Records) $35,086 Public Records
• 2000-04-03 Sold (MLS) $35,086 PrimeMLS
• 2000-01-24 Listed $50,000 PrimeMLS

Property tax history

-4.2%/yr

Latest (2024): $1,576 · +2.3% YoY. Source: county tax records.