136 Store Hill Rd · Bethel, VT 05032

$172,900

3 bd · 2.0 ba · 1,359 sqft · Other public records · 67 Days on market

Built 1825 1.60 ac lot $127/sqft · 35% below area Est $268k · 35% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• Appreciation +7.5/10.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property being sold "AS IS". State septic permitting is in progress. Located in quaint E. Bethel Village, this 1825 farmhouse offers an opportunity to finish to your taste.

Key facts

• 1825 farmhouse
• 1.6 acre lot
• Built 1825

Tags

• 1825 FARMHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $173k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#89 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Zoned schools: White River Valley Middle School (math 22% / reading 47%, grade F, #17 of 26 statewide, top 64%, 134 students, 58% FRL); White River Valley High School (math 15% / reading 44%, grade F, #34 of 48 statewide, top 70%, 192 students, 43% FRL).
• Market conditions: 11 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.1% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1825 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1825 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $267,634
• List price: $172,900
• Delta: -35.40%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.35×
• Total profit: $65,176
• Equity at exit: $98,760

10-year hold

• IRR: 20.8%
• Equity multiple: 4.62×
• Total profit: $175,432
• Equity at exit: $171,095

Cash invested: $48,412 (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 05032

• Home prices YoY: 1.6%
• Active inventory: 11
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $386

Break-even live

Break-even rent $1,433

Max offer price $172,900

Occupancy floor 75%

Sensitivity live

Price	-10% $484	-5% $435	+0% $386	+5% $337	+10% $288
Rent	-10% $234	-5% $310	+0% $386	+5% $462	+10% $538
Rate	-1.0pp $473	-0.5pp $430	base $386	+0.5pp $341	+1.0pp $296

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $172,900 Active 67 DOM
2. 2026-06-21
   days on market $172,900 Active 66 DOM
3. 2026-06-18
   days on market $172,900 Active 64 DOM
4. 2026-06-17
   days on market $172,900 Active 63 DOM
5. 2026-06-16
   days on market $172,900 Active 62 DOM
6. 2026-06-15
   days on market $172,900 Active 61 DOM
7. 2026-06-15
   days on market $172,900 Active 60 DOM
8. 2026-06-13
   days on market $172,900 Active 59 DOM
9. 2026-06-12
   days on market $172,900 Active 58 DOM
10. 2026-06-09
    days on market $172,900 Active 55 DOM
11. 2026-06-08
    days on market $172,900 Active 54 DOM
12. 2026-06-08
    days on market $172,900 Active 53 DOM
13. 2026-06-07
    days on market $172,900 Active 52 DOM
14. 2026-06-03
    days on market $172,900 Active 49 DOM
15. 2026-06-02
    days on market $172,900 Active 48 DOM
16. 2026-06-01
    days on market $172,900 Active 47 DOM
17. 2026-05-31
    days on market $172,900 Active 46 DOM
18. 2026-04-15
    listed $172,900 Active 182-char remark

    Show marketing remark (182 chars)

    Property being sold "AS IS". State septic permitting is in progress. Located in quaint E. Bethel Village, this 1825 farmhouse offers an opportunity to finish to your taste.

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$723/yr (+$60/mo · 39.3%)

ⓘ 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 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,061
• − Mortgage interest: −$9,685
• − Property taxes: −$1,838
• − Insurance: −$864
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$5,030
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,166/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 — Bethel

• Score: 60/100
• State rank: #89
• US rank: #18511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,879

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 9% Slovak 6% Romanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.07%
• Current HPI: 321.7936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-15 Listed $172,900 PrimeMLS

Property tax history

+3.3%/yr

Latest (2024): $1,838 · +10.2% YoY. Source: county tax records.