152 Seminary St · Barre, VT 05641

$60,000

2 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 172 Days on market

Built 1898 3,484 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

HOUSE HAS BEEN COMPLETELY REFURBISHED. NEW WINDOWS, FURNACE, CARPET AND INLAID. NEWLY PAINTED AND PAPERED INTERIOR. PLUMBING UPDATED. GREAT KITCHEN CABINETS. WRAP-AROUND PORCH. SMALL BACKYARD. SHARED DRIVE. CLOSE TO DOWNTOWN.

Key facts

• Complete renovation
• Conveniently located
• 3,484 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY LOCATED
• COMPLETE RENOVATION
• INCOME-PRODUCING PROPERTY
• CENTRAL BARRE LOCATION

Property features AI

Exterior

• Parking: Shared/common driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Fiber optic internet available; High-speed internet available; Cable internet available; Cable availability; Telephone available
• Home design: New Englander style; Existing structure; Built in 1898; Shingle - Asphalt roof
• Construction: Vinyl siding
• Exterior features: City lot; Near shopping; In a neighborhood; Near public transportation; Shared/common driveway; Public road frontage (maintained); Road frontage present

Interior

• Kitchen: Refrigerator; Electric stove
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Hot air heating
• Interior features: Five total rooms; Basement with interior access; Basement has concrete and dirt areas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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: schools F, crime F, amenities F.
• Market conditions: 91 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; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $48k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $460/mo; built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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. 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: 2.79% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.77%
• DSCR: 3.66
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $258,215
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Brook St	0.19mi	3/1.0 (+1)	1,192 (-1%)	1mo	$199,000	$167	84
20 George St	0.34mi	3/1.5 (+1)	1,178 (-2%)	2mo	$256,000	$217	73
29 Church Hill Rd	0.30mi	3/1.0 (+1)	1,174 (-2%)	9mo	$205,000	$175	70
16 Shurtleff Pl	0.06mi	3/1.0 (+1)	1,037 (-14%)	5mo	$140,000	$135	65
42 Center St	0.28mi	3/1.0 (+1)	1,140 (-5%)	11mo	$250,000	$219	65
3 Thomas St	0.41mi	3/1.0 (+1)	1,167 (-3%)	8mo	$235,000	$201	64
85 Smith St	0.30mi	3/1.5 (+1)	1,332 (+11%)	5mo	$132,000	$99	56
63 John St	0.39mi	3/2.0 (+1)	1,116 (-7%)	10mo	$178,000	$159	53
30 Daniels Dr	0.71mi	3/2.0 (+1)	1,225 (+2%)	4mo	$322,200	$263	51
124 Mathieu Dr	0.68mi	3/2.0 (+1)	1,274 (+6%)	6mo	$437,500	$343	44
163 Berlin St	0.63mi	3/1.0 (+1)	1,327 (+10%)	8mo	$284,900	$215	41
29 Richardson Rd	0.75mi	3/1.0 (+1)	1,100 (-8%)	7mo	$249,000	$226	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: 21.2%
• Equity multiple: 1.87×
• Total profit: $14,602
• Equity at exit: $8,946

10-year hold

• IRR: 29.5%
• Equity multiple: 3.68×
• Total profit: $45,009
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$25
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $376

Break-even live

Break-even rent $1,195

Max offer price $60,000

Occupancy floor 72%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Granite St Unit 1 Barre, VT	2.0	1.0	790	$1,750	$2.22	44d	1	0.40mi
71 Nicholas Ln Unit 71/73 Barre, VT	2.0	2.0	1200	$2,060	$1.72	44d	1	0.65mi
15 Maple Grove St Unit 3 Barre, VT	1.0	1.0	900	$1,400	$1.56	44d	1	0.86mi

Listing history 27 events

1. 2026-06-19
   days on market $60,000 Active 172 DOM
2. 2026-06-18
   days on market $60,000 Active 171 DOM
3. 2026-06-17
   days on market $60,000 Active 170 DOM
4. 2026-06-16
   days on market $60,000 Active 169 DOM
5. 2026-06-15
   days on market $60,000 Active 168 DOM
6. 2026-06-14
   days on market $60,000 Active 166 DOM
7. 2026-06-12
   days on market $60,000 Active 165 DOM
8. 2026-06-09
   days on market $60,000 Active 162 DOM
9. 2026-06-08
   days on market $60,000 Active 161 DOM
10. 2026-06-07
    days on market $60,000 Active 160 DOM
11. 2026-06-04
    days on market $60,000 Active 156 DOM
12. 2026-06-02
    days on market $60,000 Active 155 DOM
13. 2026-06-01
    days on market $60,000 Active 154 DOM
14. 2026-05-31
    days on market $60,000 Active 153 DOM
15. 2026-05-31
    days on market $60,000 Active 152 DOM
16. 2026-05-18
    price $60,000
17. 2026-05-09
    price $69,900
18. 2026-04-23
    price $74,900
19. 2026-03-17
    price $85,000
20. 2026-02-12
    price $95,000
21. 2025-12-29
    listed $108,000 Active
22. 2001-09-27
    soldstatus $70,000 225-char remark

    Show marketing remark (225 chars)

    HOUSE HAS BEEN COMPLETELY REFURBISHED. NEW WINDOWS, FURNACE, CARPET AND INLAID. NEWLY PAINTED AND PAPERED INTERIOR. PLUMBING UPDATED. GREAT KITCHEN CABINETS. WRAP-AROUND PORCH. SMALL BACKYARD. SHARED DRIVE. CLOSE TO DOWNTOWN.

23. 2001-09-07
    historical 225-char remark

    Show marketing remark (225 chars)

    HOUSE HAS BEEN COMPLETELY REFURBISHED. NEW WINDOWS, FURNACE, CARPET AND INLAID. NEWLY PAINTED AND PAPERED INTERIOR. PLUMBING UPDATED. GREAT KITCHEN CABINETS. WRAP-AROUND PORCH. SMALL BACKYARD. SHARED DRIVE. CLOSE TO DOWNTOWN.

24. 2001-08-29
    listed $72,000 225-char remark

    Show marketing remark (225 chars)

    HOUSE HAS BEEN COMPLETELY REFURBISHED. NEW WINDOWS, FURNACE, CARPET AND INLAID. NEWLY PAINTED AND PAPERED INTERIOR. PLUMBING UPDATED. GREAT KITCHEN CABINETS. WRAP-AROUND PORCH. SMALL BACKYARD. SHARED DRIVE. CLOSE TO DOWNTOWN.

25. 2001-03-20
    soldstatus $37,000 211-char remark

    Show marketing remark (211 chars)

    PROPERTY BEING SOLD "AS IS". SEMI-FINISHED ROOM IN BASEMENT HAD BEEN USED AS BEDROOM. DOWNSTAIRS BATH NEEDS WORK. APPLIANCES AVAILABLE BUT NOT SURE OF WORKING CONDITION. LOT SIZE IS . 08. NOTIFY LO/LBX

26. 2001-02-09
    historical 211-char remark

    Show marketing remark (211 chars)

    PROPERTY BEING SOLD "AS IS". SEMI-FINISHED ROOM IN BASEMENT HAD BEEN USED AS BEDROOM. DOWNSTAIRS BATH NEEDS WORK. APPLIANCES AVAILABLE BUT NOT SURE OF WORKING CONDITION. LOT SIZE IS . 08. NOTIFY LO/LBX

27. 2000-12-15
    listed $49,900 211-char remark

    Show marketing remark (211 chars)

    PROPERTY BEING SOLD "AS IS". SEMI-FINISHED ROOM IN BASEMENT HAD BEEN USED AS BEDROOM. DOWNSTAIRS BATH NEEDS WORK. APPLIANCES AVAILABLE BUT NOT SURE OF WORKING CONDITION. LOT SIZE IS . 08. NOTIFY LO/LBX

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 18 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: $20,054
• − Mortgage interest: −$3,361
• − Property taxes: −$1,725
• − Insurance: −$5,825
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$1,745
• Taxable income: $4,189
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,512/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

+20.2% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $60,000 PrimeMLS
• 2026-05-09 Price Changed $69,900 PrimeMLS
• 2026-04-23 Price Changed $74,900 PrimeMLS
• 2026-03-17 Price Changed $85,000 PrimeMLS
• 2026-02-12 Price Changed $95,000 PrimeMLS
• 2025-12-29 Listed $108,000 PrimeMLS
• 2001-09-27 Sold (MLS) $70,000 PrimeMLS
• 2001-09-07 Delisted — PrimeMLS
• 2001-08-29 Listed $72,000 PrimeMLS
• 2001-03-20 Sold (MLS) $37,000 PrimeMLS
• 2001-02-09 Delisted — PrimeMLS
• 2000-12-15 Listed $49,900 PrimeMLS

Property tax history

+7.5%/yr

Latest (2024): $1,725 · +2.5% YoY. Source: county tax records.