197 S Main St · Barre, VT 05641

$117,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 65 Days on market

Built 1894 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

Key facts

• Flexible layout
• Small backyard
• Enclosed porch

Tags

• DETACHED BARN-STYLE GARAGE
• ENCLOSED PORCH
• SMALL BACKYARD
• FLEXIBLE LAYOUT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Cape-style home; Existing construction; Shingle (asphalt) roof; Built in 1894
• Construction: Wood frame with vinyl exterior
• Exterior features: City lot with curbing and sidewalks; Convenient to shopping; Paved driveway

Interior

• Kitchen: Electric range; Exhaust hood; Refrigerator
• Bedrooms: First-floor bedroom (12'11" x 11'3"); Second-floor bedroom (10'9" x 12'11"); Second-floor bedroom (15'6" x 13'5")
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil-fired steam heat
• Interior features: Six total rooms; Unfinished basement with concrete floor, bulkhead access and interior stairs
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.5% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Barre City Elementary/Middle School (math 20% / reading 33%, grade F, #159 of 192 statewide, top 83%, 784 students, 39% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/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 $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -19% 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $64k; list at $117k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.68% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $271,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Downes Ave	0.17mi	3/1.0	1,440 (+12%)	1mo	$300,000	$208	72
49 Hill St	0.54mi	2/1.0 (-1)	1,248 (-3%)	4mo	$275,000	$220	61
49 Ayers St	0.43mi	3/1.5	1,365 (+6%)	12mo	$286,000	$210	58
38 Sterling Hill Rd	0.74mi	2/1.0 (-1)	1,224 (-5%)	0mo	$263,000	$215	52
9 Trow Ave	0.55mi	3/2.0	1,240 (-4%)	15mo	$201,000	$162	51
14 Henry St	0.62mi	3/1.0	1,328 (+3%)	24mo	$269,950	$203	46
145 Washington St	0.59mi	3/1.5	1,384 (+7%)	20mo	$279,900	$202	42
1 Henry St	0.68mi	3/1.0	1,464 (+13%)	8mo	$355,000	$242	40

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $27,826
• Equity at exit: $17,445

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $84,569
• Equity at exit: $10,116

Cash invested: $32,760 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $734

Break-even live

Break-even rent $1,033

Max offer price $117,000

Occupancy floor 58%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $117,000 Active 65 DOM
2. 2026-06-18
   days on market $117,000 Active 64 DOM
3. 2026-06-17
   days on market $117,000 Active 63 DOM
4. 2026-06-16
   days on market $117,000 Active 62 DOM
5. 2026-06-15
   days on market $117,000 Active 61 DOM
6. 2026-06-14
   days on market $117,000 Active 59 DOM
7. 2026-06-12
   days on market $117,000 Active 58 DOM
8. 2026-06-09
   days on market $117,000 Active 55 DOM
9. 2026-06-08
   days on market $117,000 Active 54 DOM
10. 2026-06-07
    days on market $117,000 Active 53 DOM
11. 2026-06-04
    days on market $117,000 Active 49 DOM
12. 2026-06-02
    days on market $117,000 Active 48 DOM
13. 2026-06-01
    days on market $117,000 Active 47 DOM
14. 2026-05-31
    days on market $117,000 Active 46 DOM
15. 2026-05-31
    days on market $117,000 Active 45 DOM
16. 2026-04-15
    listed $117,000 Active
17. 2015-06-09
    soldstatus $64,000
18. 2015-06-05
    soldstatus $64,000 Closed 305-char remark

    Show marketing remark (305 chars)

    This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

19. 2015-06-01
    historical 305-char remark

    Show marketing remark (305 chars)

    This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

20. 2015-04-23
    historical Active with Contract 305-char remark

    Show marketing remark (305 chars)

    This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

21. 2015-02-06
    price $68,900 305-char remark

    Show marketing remark (305 chars)

    This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

22. 2015-02-03
    listed $76,900 Active 305-char remark

    Show marketing remark (305 chars)

    This affordable 3 bedroom Barre City home is a charmer and ready for your updates. Large living room and country style kitchen with original cabinetry and a wonderful enclosed porch to enjoy watching the world go by. Detached barn with a single car garage space allows for a workshop and overhead storage.

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$188/yr (+$16/mo · 10.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $23,547
• − Mortgage interest: −$6,554
• − Property taxes: −$1,846
• − Insurance: −$585
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,404
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $7,035/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+52.1% since first listed

7 events — show timeline

• 2026-04-15 Listed $117,000 PrimeMLS
• 2015-06-09 Sold (Public Records) $64,000 Public Records
• 2015-06-05 Sold (MLS) $64,000 PrimeMLS
• 2015-06-01 Delisted — PrimeMLS
• 2015-04-23 Contingent — PrimeMLS
• 2015-02-06 Price Changed $68,900 PrimeMLS
• 2015-02-03 Listed $76,900 PrimeMLS

Property tax history

+16.1%/yr

Latest (2024): $1,846 · +8.0% YoY. Source: county tax records.