6 Willey St · Barre, VT 05641

$169,000

4 bd · 2.0 ba · 2,496 sqft · MultiFamily · 135 Days on market

Built 1910 Fair condition 6,534 sqft lot Est $337k · 50% under · waterfront ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Side by side duplex close to the interstate and just outside the city. Each unit has 2 bedrooms and 1 bathroom. Large living, dining, kitchen and pantry. Large side porches and yard. Off street parking. Long-term tenants. Could be owner occupied.

Key facts

• Large side porches
• Off street parking
• Large living

Tags

• SIDE BY SIDE DUPLEX
• LARGE LIVING
• LARGE SIDE PORCHES
• OFF STREET PARKING

Property features AI

Finance

• Other: Total finished area approximately 2,496 sq ft across both units; Total building area approximately 3,360 sq ft
• Financial info: Designed as a 2-unit investment property
• HOA & community: No HOA details provided

Exterior

• Parking: Driveway parking (paved)
• Security: No security details provided
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Cable internet available; Propane (LP) gas available
• Home design: Duplex; Existing structure built in 1910; Green exterior color
• Construction: Wood frame with vinyl siding; Shingle roof; Full basement
• Exterior features: Corner city lot; Paved driveway with right-of-way access; Paved public road frontage (approximately 174')

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Wall heating units; No central air
• Interior features: Full walk-up basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $169k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $817/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• At $3,546/mo this rent would consume 55% of the median local household income ($77k/yr) (locally 588% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
11. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
12. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
13. 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.
14. 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.
15. 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: 2.10% ✓
• Cap rate: 17.89%
• Cash-on-cash: 41.42%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $336,960
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Brook St	0.56mi	5/2.0 (+1)	2,352 (-6%)	18mo	$140,000	$60	44
5 corti St	0.60mi	5/4.0 (+1)	2,700 (+8%)	7mo	$270,000	$100	40
54 Maple Ave	0.60mi	4/3.0	2,189 (-12%)	11mo	$185,000	$85	39
2 Long St	0.73mi	5/4.0 (+1)	2,304 (-8%)	8mo	$295,000	$128	34

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: 38.0%
• Equity multiple: 2.62×
• Total profit: $76,702
• Equity at exit: $25,198

10-year hold

• IRR: 44.5%
• Equity multiple: 5.25×
• Total profit: $200,967
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,546 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,633

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,750	-5% $1,692	+0% $1,633	+5% $1,575	+10% $1,517
Rent	-10% $1,353	-5% $1,493	+0% $1,633	+5% $1,773	+10% $1,914
Rate	-1.0pp $1,719	-0.5pp $1,676	base $1,633	+0.5pp $1,590	+1.0pp $1,545

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,546
Total (2 units)			$3,546

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $169,000 Active 135 DOM
2. 2026-06-18
   days on market $169,000 Active 134 DOM
3. 2026-06-17
   days on market $169,000 Active 133 DOM
4. 2026-06-16
   remarks 246-char remark
5. 2026-06-16
   listed $169,000 Active 132 DOM

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $42,552
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$3,404
• − Management: −$3,404
• − Depreciation: −$4,916
• Taxable income: $17,981
• Est. tax owed @ 24.0%: −$4,315
• After-tax cash flow: $15,286/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and updates to its exterior, interior, and bathrooms. Painting the exterior siding and updating the bathrooms would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof has visible damage and missing shingles, which need immediate attention.
• Major exterior siding — The exterior siding is weathered and peeling, indicating a need for repainting and possibly replacing damaged sections.
• Major flooring — The flooring in the kitchen and dining area is old and worn, which needs to be replaced or refinished.
• Major interior walls — The interior walls have discoloration and chipping paint, which needs to be repainted.
• Major bathrooms — The bathrooms are cluttered and need cleaning and updating.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can significantly improve the curb appeal and resale value of the property.
• Rental Refrigerator — Upgrading the refrigerator can make the property more appealing to renters, especially in a multi-family setting.
• Both Cleaning and updating bathrooms — Cleaning and updating the bathrooms will improve the overall condition of the property and make it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof has visible damage and missing shingles, which need immediate attention.	Major	$15,000–50,000
exterior siding · The exterior siding is weathered and peeling, indicating a need for repainting and possibly replacing damaged sections.	Major	$15,000–50,000
flooring · The flooring in the kitchen and dining area is old and worn, which needs to be replaced or refinished.	Major	$15,000–50,000
interior walls · The interior walls have discoloration and chipping paint, which needs to be repainted.	Major	$15,000–50,000
bathrooms · The bathrooms are cluttered and need cleaning and updating.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can significantly improve the curb appeal and resale value of the property. ↑
• Rental Refrigerator — Upgrading the refrigerator can make the property more appealing to renters, especially in a multi-family setting. ↑
• Both Cleaning and updating bathrooms — Cleaning and updating the bathrooms will improve the overall condition of the property and make it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.6% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $169,000 PrimeMLS
• 2026-04-24 Price Changed $179,000 PrimeMLS
• 2026-02-04 Listed $189,000 PrimeMLS