37 Dee Haven Ln · Sharon, VT 05065

$295,000

4 bd · 2.0 ba · 1,992 sqft · Other · 79 Days on market

Built 1984 10 ac lot ↓ 1% since listing

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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).

• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• 1% rule +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking to start your investment portfolio? This property is a great place to start. In a quiet Sharon cul-de-sac, this property has two 2-bedroom units, one on each floor. Newer roof, newer shared septic, poured concrete foundation. The lot includes 10.5 acres of land, majority of which abuts land owned by the Vermont Department of Fish & Wildlife, which connects to the White River. Usability/buildability of the land to be confirmed by purchaser. PRE-INSPECTION AVAILABLE UPON REQUEST - Owner corrected a lot of the issues that were discovered at the inspection, leaving mostly cosmetic fixes for the new owners. One unit is rented month-to-month, and one has a 12-month lease. Purchaser could potentially buy out the lease, or request the building vacant at closing. Owner would consider granting a right of first refusal on the neighboring doublewide (two unit), which shares the septic system. This does not transfer with the property but could give a future owner the opportunity to acquire the adjacent units if they ever become available, and potentially control the entire septic system. So much potential for an investor to build sweat equity in this property. Video tours of each unit available upon request. 48-hour notice required for showings as both units are occupied.

Key facts

• Newer shared septic
• Quiet cul-de-sac
• Newer roof

Tags

• TWO ADDITIONAL UNITS
• QUIET CUL-DE-SAC
• NEWER ROOF
• NEWER SHARED SEPTIC
• POURED CONCRETE FOUNDATION
• 10 ACRES OF LAND

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Community water and drilled well; Leach field (mound) and shared septic; 200 Amp electrical service with circuit breakers; Cable available; Propane (LP) gas; Internet availability unknown
• Home design: Raised ranch; Existing structure; Located on a cul-de-sac; Paved road access; Facing/entry level not specified
• Construction: Brick exterior; Asphalt shingle roof; Built in 1984; Basement foundation (walkout)
• Exterior features: Country setting; Level lot; Lowland; River frontage; Wooded; Surveyed; Easements present

Interior

• Kitchen: Dishwasher; Gas range / Gas stove; Freezer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Mini-split heating and cooling
• Interior features: 10 total rooms; Finished and partially finished spaces; Basement includes apartments and storage space; Walkout basement
• Laundry & utility: Washer; Dryer; Owned water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (19.3% below list).
• Recommended offer: $238k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Sharon Elementary School (math 27% / reading 57%, grade F, #84 of 192 statewide, top 48%, 170 students, 38% FRL).
• Market conditions: 9 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 $12k of equity ($2k loan paydown + $10k appreciation (3.4% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $238,192 (19.3% 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 79 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
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 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: 0.81% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.34×
• Total profit: $28,150
• Equity at exit: $139,948

10-year hold

• IRR: 8.6%
• Equity multiple: 2.36×
• Total profit: $112,094
• Equity at exit: $221,535

Cash invested: $82,600 (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 05065

• Home prices YoY: 1.9%
• Active inventory: 9
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$437 /mo · $5,241/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-225

Break-even live

Break-even rent $2,667

Max offer price $255,254

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-141	+0% $-225	+5% $-308	+10% $-392
Rent	-10% $-413	-5% $-319	+0% $-225	+5% $-131	+10% $-37
Rate	-1.0pp $-76	-0.5pp $-150	base $-225	+0.5pp $-301	+1.0pp $-379

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $295,000 Active 79 DOM
2. 2026-06-19
   days on market $295,000 Active 77 DOM
3. 2026-06-18
   days on market $295,000 Active 76 DOM
4. 2026-06-17
   days on market $295,000 Active 75 DOM
5. 2026-06-16
   days on market $295,000 Active 74 DOM
6. 2026-06-15
   days on market $295,000 Active 73 DOM
7. 2026-06-14
   days on market $295,000 Active 71 DOM
8. 2026-06-12
   days on market $295,000 Active 70 DOM
9. 2026-06-09
   days on market $295,000 Active 67 DOM
10. 2026-06-08
    days on market $295,000 Active 66 DOM
11. 2026-06-07
    days on market $295,000 Active 65 DOM
12. 2026-06-05
    days on market $295,000 Active 62 DOM
13. 2026-06-03
    days on market $295,000 Active 61 DOM
14. 2026-06-02
    days on market $295,000 Active 60 DOM
15. 2026-06-01
    days on market $295,000 Active 59 DOM
16. 2026-05-31
    days on market $295,000 Active 58 DOM
17. 2026-05-30
    days on market $295,000 Active 57 DOM
18. 2026-04-01
    listed $295,000 Active

    Show marketing remark (1293 chars)

    Looking to start your investment portfolio? This property is a great place to start. In a quiet Sharon cul-de-sac, this property has two 2-bedroom units, one on each floor. Newer roof, newer shared septic, poured concrete foundation. The lot includes 10.5 acres of land, majority of which abuts land owned by the Vermont Department of Fish & Wildlife, which connects to the White River. Usability/buildability of the land to be confirmed by purchaser. PRE-INSPECTION AVAILABLE UPON REQUEST - Owner corrected a lot of the issues that were discovered at the inspection, leaving mostly cosmetic fixes for the new owners. One unit is rented month-to-month, and one has a 12-month lease. Purchaser could potentially buy out the lease, or request the building vacant at closing. Owner would consider granting a right of first refusal on the neighboring doublewide (two unit), which shares the septic system. This does not transfer with the property but could give a future owner the opportunity to acquire the adjacent units if they ever become available, and potentially control the entire septic system. So much potential for an investor to build sweat equity in this property. Video tours of each unit available upon request. 48-hour notice required for showings as both units are occupied.

19. 2026-04-01
    listed $295,000 Active 1293-char remark

    Show marketing remark (1293 chars)

    Looking to start your investment portfolio? This property is a great place to start. In a quiet Sharon cul-de-sac, this property has two 2-bedroom units, one on each floor. Newer roof, newer shared septic, poured concrete foundation. The lot includes 10.5 acres of land, majority of which abuts land owned by the Vermont Department of Fish & Wildlife, which connects to the White River. Usability/buildability of the land to be confirmed by purchaser. PRE-INSPECTION AVAILABLE UPON REQUEST - Owner corrected a lot of the issues that were discovered at the inspection, leaving mostly cosmetic fixes for the new owners. One unit is rented month-to-month, and one has a 12-month lease. Purchaser could potentially buy out the lease, or request the building vacant at closing. Owner would consider granting a right of first refusal on the neighboring doublewide (two unit), which shares the septic system. This does not transfer with the property but could give a future owner the opportunity to acquire the adjacent units if they ever become available, and potentially control the entire septic system. So much potential for an investor to build sweat equity in this property. Video tours of each unit available upon request. 48-hour notice required for showings as both units are occupied.

20. 2025-11-15
    price $299,000
21. 2025-11-15
    price $299,000

ⓘ 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: $5,241 · $437/mo
• Projected year-2 tax: $5,423 · $452/mo
• Expected delta: +$182/yr (+$15/mo · 3.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 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: $28,583
• − Mortgage interest: −$16,525
• − Property taxes: −$5,241
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$8,582
• Taxable loss: −$7,813
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-825/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 — Sharon

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

Census & demographics

• Population (ZIP): 1,084

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 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 14% Slovak 11% Romanian 2%
• Foreign-born: 4% · China, Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 2% German/W. Germanic 2% Spanish 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: ▲ 3.44%
• Current HPI: 188.9801
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-1.3% since first listed

4 events — show timeline

• 2026-04-01 Listed $295,000 PrimeMLS
• 2026-04-01 Listed $295,000 PrimeMLS
• 2025-11-15 Price Changed $299,000 PrimeMLS
• 2025-11-15 Price Changed $299,000 PrimeMLS

Property tax history

-2.6%/yr

Latest (2024): $5,241 · +10.9% YoY. Source: county tax records.