5 Reynolds Dr · Brattleboro, VT 05301

$284,000

7 bd · 3.0 ba · 2,200 sqft · MultiFamily public records · 143 Days on market

Built 1840 3,049 sqft lot Est $567k · 50% under · waterfront

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great find! What a nice investment with separate utilities, a good group of tenants who pay their rent, maintained and lead filed at the state. You could, of course, take one of the apartments as your own, have the others help you pay expenses and live very cheaply. Walk to downtown and grocery stores, hospital and most other services with public transportation nearby, means you don't need a car to get around. If you do have a car, there is off street parking! What a great package with new vinyl siding, newer replacement windows, interior stairs to 2nd and 3rd floors. Don't forget fresh masks and gloves for all on site showings! A must see on every level! Due to tenant privacy no interior photos.

Key facts

• Modern baseboards
• Fresh paint
• New flooring

Tags

• THREE UNIT MULTIFAMILY
• RECENTLY RENOVATED
• NEW FLOORING
• FRESH PAINT
• MODERN BASEBOARDS
• UPDATED PLUMBING

Property features AI

Finance

• Financial info: Net income reported: $18,238; Operating expenses include insurance, maintenance, utilities, water/sewer and other expenses

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Municipal trash service; Cable internet available; Telephone available; Gas available (LP/bottle)
• Home design: Duplex-style multi-unit building (3 units); Existing construction; Originally built in 1840
• Construction: Wood frame construction with clapboard exterior; Metal roof; Crawl space foundation
• Exterior features: City lot in town, near shopping and hospital; Street lights; Public road frontage (approximately 40 feet); Dirt driveway

Interior

• Kitchen: Gas/LP water heater
• Bedrooms: Three units: two 2-bedroom units and one 1-bedroom unit; Unit 1 is on level 1 with 2 bedrooms; Unit 2 is on level 2 with 2 bedrooms; Unit 3 is on level 3 with 1 bedroom
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Propane heating and vented gas heaters; No central cooling
• Interior features: Crawl space basement that is unfinished with dirt floor; Interior basement access; Metal roof
• Laundry & utility: Utilities include cable internet and telephone availability; Gas available via LP/bottle

🏷️ Possibly a rental listed for sale. The $284,000 price doesn't fit this home's estimated sale value (~$567,270) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $284k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $284k).
• Recommended offer: $250k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• At $6,974/mo this rent would consume 127% of the median local household income ($66k/yr) (locally 594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; list at $284k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.46% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.72%
• DSCR: 3.48
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $567,270
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58-60 Frost Pl	0.17mi	6/2.0 (-1)	2,048 (-7%)	2mo	$391,000	$191	70
29 Elliot Ter	0.09mi	6/2.0 (-1)	2,400 (+9%)	11mo	$145,000	$60	62

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: 54.0%
• Equity multiple: 3.38×
• Total profit: $189,169
• Equity at exit: $42,345

10-year hold

• IRR: 59.2%
• Equity multiple: 6.88×
• Total profit: $467,613
• Equity at exit: $24,555

Cash invested: $79,520 (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: 10.2×

Monthly cashflow live

• Estimated rent: $6,974 medium
• Mortgage (P&I): −$1,489
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,465
• Net cashflow: $3,692

Break-even live

Break-even rent $2,300

Max offer price $284,000

Occupancy floor 42%

Sensitivity live

Price	-10% $3,853	-5% $3,773	+0% $3,692	+5% $3,612	+10% $3,532
Rent	-10% $3,141	-5% $3,417	+0% $3,692	+5% $3,968	+10% $4,243
Rate	-1.0pp $3,835	-0.5pp $3,765	base $3,692	+0.5pp $3,619	+1.0pp $3,544

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$6,975
Total (3 units)			$6,974

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $284,000 Active 143 DOM
2. 2026-06-18
   days on market $284,000 Active 140 DOM
3. 2026-06-17
   days on market $284,000 Active 139 DOM
4. 2026-06-16
   days on market $284,000 Active 138 DOM
5. 2026-06-15
   days on market $284,000 Active 137 DOM
6. 2026-06-14
   days on market $284,000 Active 135 DOM
7. 2026-06-13
   days on market $284,000 Active 134 DOM
8. 2026-06-10
   days on market $284,000 Active 132 DOM
9. 2026-06-09
   days on market $284,000 Active 131 DOM
10. 2026-06-08
    days on market $284,000 Active 130 DOM
11. 2026-06-07
    days on market $284,000 Active 129 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    pricedays on market $284,000 Active 125 DOM
14. 2026-06-02
    days on market $294,000 Active 124 DOM
15. 2026-06-01
    days on market $294,000 Active 123 DOM
16. 2026-05-31
    days on market $294,000 Active 122 DOM
17. 2026-05-31
    days on market $294,000 Active 121 DOM
18. 2026-03-28
    price $294,000
19. 2026-01-29
    listed $299,000 Active
20. 2021-03-19
    soldstatus $177,120
21. 2021-03-17
    soldstatus $177,120 Closed 708-char remark

    Show marketing remark (708 chars)

    Great find! What a nice investment with separate utilities, a good group of tenants who pay their rent, maintained and lead filed at the state. You could, of course, take one of the apartments as your own, have the others help you pay expenses and live very cheaply. Walk to downtown and grocery stores, hospital and most other services with public transportation nearby, means you don't need a car to get around. If you do have a car, there is off street parking! What a great package with new vinyl siding, newer replacement windows, interior stairs to 2nd and 3rd floors. Don't forget fresh masks and gloves for all on site showings! A must see on every level! Due to tenant privacy no interior photos.

22. 2021-01-07
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Great find! What a nice investment with separate utilities, a good group of tenants who pay their rent, maintained and lead filed at the state. You could, of course, take one of the apartments as your own, have the others help you pay expenses and live very cheaply. Walk to downtown and grocery stores, hospital and most other services with public transportation nearby, means you don't need a car to get around. If you do have a car, there is off street parking! What a great package with new vinyl siding, newer replacement windows, interior stairs to 2nd and 3rd floors. Don't forget fresh masks and gloves for all on site showings! A must see on every level! Due to tenant privacy no interior photos.

23. 2020-11-18
    listed $189,900 Active 708-char remark

    Show marketing remark (708 chars)

    Great find! What a nice investment with separate utilities, a good group of tenants who pay their rent, maintained and lead filed at the state. You could, of course, take one of the apartments as your own, have the others help you pay expenses and live very cheaply. Walk to downtown and grocery stores, hospital and most other services with public transportation nearby, means you don't need a car to get around. If you do have a car, there is off street parking! What a great package with new vinyl siding, newer replacement windows, interior stairs to 2nd and 3rd floors. Don't forget fresh masks and gloves for all on site showings! A must see on every level! Due to tenant privacy no interior photos.

24. 2013-07-16
    soldstatus $122,000
25. 2013-07-11
    soldstatus $122,000 469-char remark

    Show marketing remark (469 chars)

    Great investment opportunity! 3-family home within walking distance to downtown. Building is in good overall condition with the following recent improvements: New roof 2009, exterior paint 2010, new Rinai heating units in units 1 & 2 in 2005, lead stabilization program and double hung windows in 2002. Ideal as an owner occupied income property or strictly as an investment with over $16,400 net before debt service. This truly is a sound investment opportunity!

26. 2012-10-23
    listed $129,900 469-char remark

    Show marketing remark (469 chars)

    Great investment opportunity! 3-family home within walking distance to downtown. Building is in good overall condition with the following recent improvements: New roof 2009, exterior paint 2010, new Rinai heating units in units 1 & 2 in 2005, lead stabilization program and double hung windows in 2002. Ideal as an owner occupied income property or strictly as an investment with over $16,400 net before debt service. This truly is a sound investment opportunity!

27. 2000-10-30
    soldstatus $67,500
28. 2000-10-30
    soldstatus $67,500
29. 2000-08-28
    listed $72,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $3,954 · $330/mo
• Expected delta: +$1,442/yr (+$120/mo · 57.4%)

ⓘ 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: $83,688
• − Mortgage interest: −$15,908
• − Property taxes: −$2,512
• − Insurance: −$1,420
• − Repairs & maintenance: −$6,695
• − Management: −$6,695
• − Depreciation: −$8,262
• Taxable income: $42,195
• Est. tax owed @ 24.0%: −$10,127
• After-tax cash flow: $34,182/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

+308.3% since first listed

12 events — show timeline

• 2026-03-28 Price Changed $294,000 PrimeMLS
• 2026-01-29 Listed $299,000 PrimeMLS
• 2021-03-19 Sold (Public Records) $177,120 Public Records
• 2021-03-17 Sold (MLS) $177,120 PrimeMLS
• 2021-01-07 Pending — PrimeMLS
• 2020-11-18 Listed $189,900 PrimeMLS
• 2013-07-16 Sold (Public Records) $122,000 Public Records
• 2013-07-11 Sold (MLS) $122,000 PrimeMLS
• 2012-10-23 Listed $129,900 PrimeMLS
• 2000-10-30 Sold (Public Records) $67,500 Public Records
• 2000-10-30 Sold (MLS) $67,500 PrimeMLS
• 2000-08-28 Listed $72,000 PrimeMLS

Property tax history

-3.5%/yr

Latest (2024): $2,512 · +11.7% YoY. Source: county tax records.