249/251 Qtr 3 Grand Summit Way Unit 249/251 Qtr 3 · Chimney Hill, VT 05356

$32,000

1 bd · 2.0 ba · 791 sqft · Condo · 289 Days on market

Built 1999 $570/mo HOA · 55% of rent

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Why this score? — see what drove the C 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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Trailside, best ski in/out mountain location. A really comfortable unit sleep 8. Unit 251 includes a kitchenette, comfortable living room setting, a sleep sofa a Murphy bed and full bath. Unit 249 boasts 2 queen size beds a full bathroom, and a deck with views of the mountain to enjoy skiers on the slope and fireworks. Just imagine entertaining family and friends! Benefits of ownership include year round usage of all amenities, outdoor heated pool, sauna, owners private lounge, valet parking, full service spa, gym, ski locker. Discounts on food and retail. And a favorite perk, Space Available that gives you the opportunity to stay in the hotel when it's not your ownership time for the disco

Key facts

• Deck with views
• Outdoor heated pool
• Kitchenette

Tags

• SKI IN OUT MOUNTAIN LOCATION
• KITCHENETTE
• FULL BATH
• DECK WITH VIEWS
• OUTDOOR HEATED POOL
• SAUNA

Property features AI

Finance

• Other: Condo name: Grand summit Wayu; Common land: 8 acres; Roads: Association-maintained, paved, private road
• Financial info: Timeshare/fractional ownership: Yes — 25% ownership
• HOA & community: Condo fees apply (quarterly); Quarterly HOA fee; HOA fee covers cable, cooling, internet, landscaping, plowing, sewer, trash, and water; Association amenities include building maintenance, coin laundry, common heating/cooling, elevator, exercise facility, hot tub, indoor heated pool, sauna, security, snow removal, indoor storage, locker rooms, and trash removal

Exterior

• Parking: Shared parking
• Utilities: Public sewer; Community water; 200 Amp electrical service; High-speed internet available; Cable available
• Home design: Hotel-style property; Entry level: Unit 249/251 Qtr 3; Facing information not provided
• Construction: Built in 1999; Wood frame construction; Asphalt shingle roof
• Exterior features: Landscaped grounds; Mountain views; Ski-area access; Trail/near trail; Walking trails; Abuts conservation land; Mountain setting; Common/shared paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall heating units; Wall air-conditioning units
• Interior features: Two rooms; Tile flooring; Exhaust fan

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $32k.

Deal economics

• At list price, monthly cash flow is $24 ($284/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 101 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $947 of equity ($221 loan paydown + $726 appreciation (2.3% local appreciation)).
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 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: 3.22% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.50×
• Total profit: $4,504
• Equity at exit: $13,089

10-year hold

• IRR: 12.6%
• Equity multiple: 2.79×
• Total profit: $15,999
• Equity at exit: $19,214

Cash invested: $8,960 (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 05356

• Home prices YoY: 1.2%
• Active inventory: 101
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$570
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $24

Break-even live

Break-even rent $1,001

Max offer price $32,000

Occupancy floor 93%

Sensitivity live

Price	-10% $46	-5% $35	+0% $24	+5% $13	+10% $2
Rent	-10% $-58	-5% $-17	+0% $24	+5% $64	+10% $105
Rate	-1.0pp $40	-0.5pp $32	base $24	+0.5pp $15	+1.0pp $7

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $32,000 Active 289 DOM
2. 2026-06-18
   days on market $32,000 Active 286 DOM
3. 2026-06-17
   days on market $32,000 Active 285 DOM
4. 2026-06-16
   days on market $32,000 Active 284 DOM
5. 2026-06-15
   days on market $32,000 Active 283 DOM
6. 2026-06-14
   days on market $32,000 Active 281 DOM
7. 2026-06-10
   days on market $32,000 Active 278 DOM
8. 2026-06-09
   days on market $32,000 Active 277 DOM
9. 2026-06-08
   days on market $32,000 Active 276 DOM
10. 2026-06-07
    days on market $32,000 Active 275 DOM
11. 2026-06-05
    days on market $32,000 Active 272 DOM
12. 2026-06-03
    days on market $32,000 Active 271 DOM
13. 2026-06-02
    days on market $32,000 Active 270 DOM
14. 2026-06-01
    days on market $32,000 Active 269 DOM
15. 2026-05-31
    days on market $32,000 Active 268 DOM
16. 2026-05-31
    days on market $32,000 Active 267 DOM
17. 2025-10-24
    price $32,000
18. 2025-10-17
    price $28,000
19. 2025-09-05
    listed $32,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,376
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$990
• − Management: −$990
• − HOA: −$6,840
• − Depreciation: −$931
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $237/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 — Chimney Hill

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

Census & demographics

• City population: 2,008
• Population (ZIP): 581

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 7% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Scotch-Irish 6% Scandinavian 5%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▲ 2.27%
• Current HPI: 183.2077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2025-10-24 Price Changed $32,000 PrimeMLS
• 2025-10-17 Price Changed $28,000 PrimeMLS
• 2025-09-05 Listed $32,000 PrimeMLS