1272 Route 12s · Northfield, VT 05663

$175,000

1 bd · 1.5 ba · 1,400 sqft · Other · 313 Days on market

Built 1830 0.50 ac lot $125/sqft · 42% below area Est $302k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

Key facts

• Spacious kitchen
• Modern appliances
• Second living unit

Tags

• SPACIOUS KITCHEN
• MODERN APPLIANCES
• COMFORTABLE LIVING AREAS
• GENEROUS SQUARE FOOTAGE
• GUEST HOUSE
• SECOND LIVING UNIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (28.3% below list).
• Recommended offer: $125k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.3% in Northfield — 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 77/100 on livability (#12 in VT, #2,938 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Market conditions: 26 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $690 of equity ($1k loan paydown + $-520 appreciation (-0.3% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $175k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1830 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,485 (28.3% 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 313 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $301,996
• List price: $175,000
• Delta: -42.05%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.50×
• Total profit: $-24,687
• Equity at exit: $48,232

10-year hold

• IRR: -4.6%
• Equity multiple: 0.53×
• Total profit: $-23,175
• Equity at exit: $55,955

Cash invested: $49,000 (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 05663

• Home prices YoY: -0.1%
• Active inventory: 26
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-270

Break-even live

Break-even rent $1,597

Max offer price $127,317

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-220	+0% $-270	+5% $-319	+10% $-369
Rent	-10% $-369	-5% $-319	+0% $-270	+5% $-220	+10% $-171
Rate	-1.0pp $-182	-0.5pp $-225	base $-270	+0.5pp $-315	+1.0pp $-361

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $175,000 Active 313 DOM
2. 2026-06-19
   days on market $175,000 Active 310 DOM
3. 2026-06-18
   days on market $175,000 Active 309 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   days on market $175,000 Active 308 DOM
6. 2026-06-16
   days on market $175,000 Active 307 DOM
7. 2026-06-15
   days on market $175,000 Active 306 DOM
8. 2026-06-14
   days on market $175,000 Active 304 DOM
9. 2026-06-12
   days on market $175,000 Active 303 DOM
10. 2026-06-09
    days on market $175,000 Active 300 DOM
11. 2026-06-08
    days on market $175,000 Active 299 DOM
12. 2026-06-07
    days on market $175,000 Active 298 DOM
13. 2026-06-04
    days on market $175,000 Active 294 DOM
14. 2026-06-02
    days on market $175,000 Active 293 DOM
15. 2026-06-01
    days on market $175,000 Active 292 DOM
16. 2026-05-31
    price $175,000 Active 291 DOM
17. 2026-05-31
    days on market $185,000 Active 291 DOM
18. 2026-05-31
    days on market $185,000 Active 290 DOM
19. 2026-05-19
    price $185,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

20. 2026-04-23
    price $190,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

21. 2026-02-19
    price $195,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

22. 2025-11-17
    price $200,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

23. 2025-10-31
    price $215,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

24. 2025-10-11
    price $220,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

25. 2025-10-06
    price $225,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

26. 2025-09-10
    price $230,000 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

27. 2025-08-13
    listed $240,000 Active 1186-char remark

    Show marketing remark (1186 chars)

    MOTIVATED SELLER! This farmhouse is more than a property—it’s a canvas for your dreams. With solid updates already in place and exciting potential waiting outside, the home offers a rare union of history, comfort, and future growth. The seller has completed all the interior updates, so every space feels fresh and ready for your personal touch. From the spacious kitchen, outfitted with modern appliances and fixtures, to the comfortable living areas perfect for gatherings, the home exudes both warmth and functionality. Included are 2 cold storage rooms, and a barn that once was a separate apartment that could add room for growth. Beyond the property itself, the surrounding community offers a wealth of amenities and a welcoming spirit. Enjoy access to local farmers’ markets, charming shops, and home to Norwich University. A short stroll from the farmhouse leads to the property’s barn—a structure that has previously served as a second living unit. With soaring ceilings and generous square footage, the barn invites imagination: perhaps you’ll use it as a guest house, creative studio, workshop, or rental opportunity. Price to sell AS IS.

28. 2022-04-20
    soldstatus $95,000
29. 2015-03-04
    soldstatus $90,000

ⓘ 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: $2,581 · $215/mo
• Projected year-2 tax: $2,953 · $246/mo
• Expected delta: +$372/yr (+$31/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°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: $15,058
• − Mortgage interest: −$9,803
• − Property taxes: −$2,581
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$5,091
• Taxable loss: −$6,367
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-1,711/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 — Northfield

• Score: 77/100
• State rank: #12
• US rank: #2938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,766

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 7% Slovak 3% Serbian 3%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 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: ▼ -0.30%
• Current HPI: 336.8287
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+105.6% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $185,000 PrimeMLS
• 2026-04-23 Price Changed $190,000 PrimeMLS
• 2026-02-19 Price Changed $195,000 PrimeMLS
• 2025-11-17 Price Changed $200,000 PrimeMLS
• 2025-10-31 Price Changed $215,000 PrimeMLS
• 2025-10-11 Price Changed $220,000 PrimeMLS
• 2025-10-06 Price Changed $225,000 PrimeMLS
• 2025-09-10 Price Changed $230,000 PrimeMLS
• 2025-08-13 Listed $240,000 PrimeMLS
• 2022-04-20 Sold (Public Records) $95,000 Public Records
• 2015-03-04 Sold (Public Records) $90,000 Public Records

Property tax history

+20.4%/yr

Latest (2024): $2,581 · +17.8% YoY. Source: county tax records.