367 Calendar Brook Rd · Lyndon, VT 05851

$305,000

5 bd · 3.0 ba · 2,555 sqft · SingleFamily public records · 104 Days on market

Built 1816 0.70 ac lot $119/sqft · 8% above area Est $316k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Cash flow +7.7/30.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Welcome to 367 Calendar Brook Road—an older farmhouse offering classic charm, newer improvements, and plenty of flexible living space. Original character shines through with exposed hand-hewn beams and a stained-glass window, while recent improvements provide functionality and peace of mind. The home is currently divided into two sections, creating versatile options for your creative endeavors. It could easily be converted back into a single-family residence, or the addition, previously used as an assisted living facility, could support similar or other commercial uses pending appropriate approvals. The former assisted living space includes a commercial fire alarm system, handicap-accessible doorways, and an accessible bathroom. The layout also lends itself well to multigenerational living, such as an in-law apartment or space for adult children. The existing oil tank will need to be replaced at the end of the 2026 heating season and relocated. An estimate is available, and the seller will provide a buyer credit or comparable concession at closing to cover this expense. Showings begin March 7, 2026.

Key facts

• 0.7 acre lot
• Built 1816
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (34.5% below list).
• Recommended offer: $200k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 41 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago 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.
• Current owner paid $140k; list at $305k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1816 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,676 (34.5% 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 104 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1816 — 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. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 12.7

CMA / ARV

• ARV (median comp): $316,385
• List price: $305,000
• Delta: -3.60%
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $143,821
• Equity at exit: $274,768

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $440,833
• Equity at exit: $592,548

Cash invested: $85,400 (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 05851

• Home prices YoY: 9.6%
• Active inventory: 41
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-349

Break-even live

Break-even rent $2,438

Max offer price $243,403

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $305,000 Active 104 DOM
2. 2026-06-17
   days on market $305,000 Active 103 DOM
3. 2026-06-16
   days on market $305,000 Active 102 DOM
4. 2026-06-15
   days on market $305,000 Active 101 DOM
5. 2026-06-15
   days on market $305,000 Active 100 DOM
6. 2026-06-13
   days on market $305,000 Active 99 DOM
7. 2026-06-12
   days on market $305,000 Active 98 DOM
8. 2026-06-09
   days on market $305,000 Active 95 DOM
9. 2026-06-08
   days on market $305,000 Active 94 DOM
10. 2026-06-08
    days on market $305,000 Active 93 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $305,000 Active 92 DOM
13. 2026-06-03
    days on market $305,000 Active 89 DOM
14. 2026-06-02
    days on market $305,000 Active 88 DOM
15. 2026-06-01
    days on market $305,000 Active 87 DOM
16. 2026-05-31
    days on market $305,000 Active 86 DOM
17. 2026-04-16
    price $305,000 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to 367 Calendar Brook Road—an older farmhouse offering classic charm, newer improvements, and plenty of flexible living space. Original character shines through with exposed hand-hewn beams and a stained-glass window, while recent improvements provide functionality and peace of mind. The home is currently divided into two sections, creating versatile options for your creative endeavors. It could easily be converted back into a single-family residence, or the addition, previously used as an assisted living facility, could support similar or other commercial uses pending appropriate approvals. The former assisted living space includes a commercial fire alarm system, handicap-accessible doorways, and an accessible bathroom. The layout also lends itself well to multigenerational living, such as an in-law apartment or space for adult children. The existing oil tank will need to be replaced at the end of the 2026 heating season and relocated. An estimate is available, and the seller will provide a buyer credit or comparable concession at closing to cover this expense. Showings begin March 7, 2026.

18. 2026-03-07
    listed $315,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to 367 Calendar Brook Road—an older farmhouse offering classic charm, newer improvements, and plenty of flexible living space. Original character shines through with exposed hand-hewn beams and a stained-glass window, while recent improvements provide functionality and peace of mind. The home is currently divided into two sections, creating versatile options for your creative endeavors. It could easily be converted back into a single-family residence, or the addition, previously used as an assisted living facility, could support similar or other commercial uses pending appropriate approvals. The former assisted living space includes a commercial fire alarm system, handicap-accessible doorways, and an accessible bathroom. The layout also lends itself well to multigenerational living, such as an in-law apartment or space for adult children. The existing oil tank will need to be replaced at the end of the 2026 heating season and relocated. An estimate is available, and the seller will provide a buyer credit or comparable concession at closing to cover this expense. Showings begin March 7, 2026.

19. 2026-03-04
    historical $315,000 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to 367 Calendar Brook Road—an older farmhouse offering classic charm, newer improvements, and plenty of flexible living space. Original character shines through with exposed hand-hewn beams and a stained-glass window, while recent improvements provide functionality and peace of mind. The home is currently divided into two sections, creating versatile options for your creative endeavors. It could easily be converted back into a single-family residence, or the addition, previously used as an assisted living facility, could support similar or other commercial uses pending appropriate approvals. The former assisted living space includes a commercial fire alarm system, handicap-accessible doorways, and an accessible bathroom. The layout also lends itself well to multigenerational living, such as an in-law apartment or space for adult children. The existing oil tank will need to be replaced at the end of the 2026 heating season and relocated. An estimate is available, and the seller will provide a buyer credit or comparable concession at closing to cover this expense. Showings begin March 7, 2026.

20. 2017-04-12
    soldstatus $140,000
21. 2017-04-07
    soldstatus $140,000 Closed 882-char remark

    Show marketing remark (882 chars)

    This 1816 Farmhouse has been substantially renovated in recent years. The home offers old charm with exposed hand hewn beams, stained glass and some wide wood floors. Add to this mostly newer windows, an updated kitchen and baths, vinyl siding, a high efficiency on demand propane water heater, spray foam insulation in the basement, a new leach field, a pellet stove, mostly fresh paint and you have a home you can enjoy with out much effort for years to come. The main level has a huge living room, a large master with a master bath and walk in closet, a kitchen which opens to the dining room, two more bath rooms a bedroom and an office or exercise room. Upstairs you will find two more bedrooms each with softwood floors. This home sits on 0.7 acres of open, level, usable land in a location that is minutes to Lyndonville, Burke and I-91. This is a lot of home for the money!

22. 2017-02-06
    historical Active with Contract 882-char remark

    Show marketing remark (882 chars)

    This 1816 Farmhouse has been substantially renovated in recent years. The home offers old charm with exposed hand hewn beams, stained glass and some wide wood floors. Add to this mostly newer windows, an updated kitchen and baths, vinyl siding, a high efficiency on demand propane water heater, spray foam insulation in the basement, a new leach field, a pellet stove, mostly fresh paint and you have a home you can enjoy with out much effort for years to come. The main level has a huge living room, a large master with a master bath and walk in closet, a kitchen which opens to the dining room, two more bath rooms a bedroom and an office or exercise room. Upstairs you will find two more bedrooms each with softwood floors. This home sits on 0.7 acres of open, level, usable land in a location that is minutes to Lyndonville, Burke and I-91. This is a lot of home for the money!

23. 2017-01-28
    listed $142,500 Active 882-char remark

    Show marketing remark (882 chars)

    This 1816 Farmhouse has been substantially renovated in recent years. The home offers old charm with exposed hand hewn beams, stained glass and some wide wood floors. Add to this mostly newer windows, an updated kitchen and baths, vinyl siding, a high efficiency on demand propane water heater, spray foam insulation in the basement, a new leach field, a pellet stove, mostly fresh paint and you have a home you can enjoy with out much effort for years to come. The main level has a huge living room, a large master with a master bath and walk in closet, a kitchen which opens to the dining room, two more bath rooms a bedroom and an office or exercise room. Upstairs you will find two more bedrooms each with softwood floors. This home sits on 0.7 acres of open, level, usable land in a location that is minutes to Lyndonville, Burke and I-91. This is a lot of home for the money!

24. 2010-06-22
    soldstatus $90,143
25. 2010-03-10
    listed $90,143
26. 2001-10-19
    soldstatus $74,000

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $4,095 · $341/mo
• Expected delta: +$1,700/yr (+$142/mo · 71.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,961
• − Mortgage interest: −$17,085
• − Property taxes: −$2,395
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$8,873
• Taxable loss: −$9,750
• Est. tax savings @ 24.0%: +$2,340
• After-tax cash flow: $-1,844/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 — Lyndon

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

Census & demographics

• Population (ZIP): 5,972

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 9% Slovak 6% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.00%
• Current HPI: 319.1832
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+312.2% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $305,000 PrimeMLS
• 2026-03-07 Listed $315,000 PrimeMLS
• 2026-03-04 Coming Soon $315,000 PrimeMLS
• 2017-04-12 Sold (Public Records) $140,000 Public Records
• 2017-04-07 Sold (MLS) $140,000 PrimeMLS
• 2017-02-06 Contingent — PrimeMLS
• 2017-01-28 Listed $142,500 PrimeMLS
• 2010-06-22 Sold (MLS) $90,143 PrimeMLS
• 2010-03-10 Listed $90,143 PrimeMLS
• 2001-10-19 Sold (Public Records) $74,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $2,395 · +13.2% YoY. Source: county tax records.