53 Beckett St · Williamstown, VT 05679

$75,000

3 bd · 2.0 ba · 1,732 sqft · Other · 1 Days on market

Built 1926 0.80 ac lot ↓ 36% since listing

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space and convenience right in Williamstown? This 3 bedroom, 2 bath home sits on a flat, 0.8 acre lot in town, making it easy to enjoy yard space, gardening, or outdoor projects while staying close to schools and local amenities. Built in 1926, this 1,492 sqft home is ready for a buyer with a vision. Inside, there’s a flexible layout with three bedrooms, two full baths, and plenty of natural light streaming in. Outside, the detached garage offers extra storage or a workshop, and public utilities with high-speed internet make life simple. Imagine quiet mornings, easy commutes to Barre, Montpelier, or I-89, and a home where family life and town living come together. While the property needs rehabilitation, it’s a blank canvas with potential to make it your own.

Key facts

• High-speed internet
• Flexible layout
• Flat 0.8 acre lot

Tags

• FLAT 0.8 ACRE LOT
• DETACHED GARAGE
• PUBLIC UTILITIES
• HIGH-SPEED INTERNET
• FLEXIBLE LAYOUT
• PLENTY OF NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 72/100 on livability (#24 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Market conditions: 15 active listings in the ZIP; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Orange County population projected at -18% 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 2.90% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.27%
• DSCR: 3.90
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 64.5%
• Equity multiple: 3.89×
• Total profit: $60,666
• Equity at exit: $11,183

10-year hold

• IRR: 68.9%
• Equity multiple: 7.99×
• Total profit: $146,778
• Equity at exit: $6,485

Cash invested: $21,000 (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 05679

• Home prices YoY: -5.7%
• Active inventory: 15
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,171 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,142

Break-even live

Break-even rent $725

Max offer price $75,000

Occupancy floor 42%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending 793-char remark

   Show marketing remark (793 chars)

   Looking for space and convenience right in Williamstown? This 3 bedroom, 2 bath home sits on a flat, 0.8 acre lot in town, making it easy to enjoy yard space, gardening, or outdoor projects while staying close to schools and local amenities. Built in 1926, this 1,492 sqft home is ready for a buyer with a vision. Inside, there’s a flexible layout with three bedrooms, two full baths, and plenty of natural light streaming in. Outside, the detached garage offers extra storage or a workshop, and public utilities with high-speed internet make life simple. Imagine quiet mornings, easy commutes to Barre, Montpelier, or I-89, and a home where family life and town living come together. While the property needs rehabilitation, it’s a blank canvas with potential to make it your own.

2. 2026-05-13
   listed $75,000 Active 793-char remark

   Show marketing remark (793 chars)

   Looking for space and convenience right in Williamstown? This 3 bedroom, 2 bath home sits on a flat, 0.8 acre lot in town, making it easy to enjoy yard space, gardening, or outdoor projects while staying close to schools and local amenities. Built in 1926, this 1,492 sqft home is ready for a buyer with a vision. Inside, there’s a flexible layout with three bedrooms, two full baths, and plenty of natural light streaming in. Outside, the detached garage offers extra storage or a workshop, and public utilities with high-speed internet make life simple. Imagine quiet mornings, easy commutes to Barre, Montpelier, or I-89, and a home where family life and town living come together. While the property needs rehabilitation, it’s a blank canvas with potential to make it your own.

3. 2026-03-21
   price $90,000
4. 2025-07-17
   soldstatus $42,000
5. 2025-06-02
   soldstatus $32,000
6. 2004-11-08
   soldstatus $115,000
7. 2004-04-23
   soldstatus $111,000
8. 2004-04-23
   soldstatus $111,000
9. 2003-10-15
   listed $116,900

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $26,055
• − Mortgage interest: −$4,201
• − Property taxes: −$1,781
• − Insurance: −$375
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$2,182
• Taxable income: $13,347
• Est. tax owed @ 24.0%: −$3,203
• After-tax cash flow: $10,504/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 — Williamstown

• Score: 72/100
• State rank: #24
• US rank: #5780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, VT
• Population (ZIP): 3,136

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.60%
• Current HPI: 257.7038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.8% since first listed

9 events — show timeline

• 2026-05-14 Pending — PrimeMLS
• 2026-05-13 Listed $75,000 PrimeMLS
• 2026-03-21 Price Changed $90,000 PrimeMLS
• 2025-07-17 Sold (Public Records) $42,000 Public Records
• 2025-06-02 Sold (Public Records) $32,000 Public Records
• 2004-11-08 Sold (Public Records) $115,000 Public Records
• 2004-04-23 Sold (Public Records) $111,000 Public Records
• 2004-04-23 Sold (MLS) $111,000 PrimeMLS
• 2003-10-15 Listed $116,900 PrimeMLS

Property tax history

+17.0%/yr

Latest (2024): $1,781 · +8.7% YoY. Source: county tax records.