845 Bailey Hill Rd · Readsboro, VT 05350

$89,900

1 bd · None ba · 474 sqft · Other public records · 97 Days on market

Built 1948 0.50 ac lot

---

Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Appreciation +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to the serene beauty of Camp EZ, where you can cozy up to the warmth of the wood stove as you enjoy the peace and quiet of the Vermont wilderness. Bring your ATV and enjoy riding the trails from the convenience of your property. There is a generator and 300 gallon holding tank for water which supplies the kitchen sink and outdoor shower. Propane fuels the cooking stove and camp lights. Rooftop solar panels charge four batteries and run refrigerator, additional lights, fans and television. Outdoor privy is just steps away. Mudroom entry has room to dry firewood, organize supplies and keep the cabin tidy. The kitchen has ample cabinet space, a propane/wood stove to cook on and a large table to share meals and stories. The living room is cozy and inviting with a couch, two chairs and a wood stove. The best part is the queen size Murphy bed in the front nook, where you can snuggle up with a book or watch the stars through the window. There is also a large outdoor shed for storing tools and toys. Experience the charm of this classic Vermont camp where you can disconnect from the world and reconnect with nature.

Key facts

• Propane stove
• Wood stove
• Murphy bed

Tags

• PROPANE STOVE
• SOLAR SYSTEM
• WOOD STOVE
• OUTHOUSE
• STORAGE SHED
• MURPHY BED

Property features AI

Finance

• Other: Seasonal property

Exterior

• Parking: Gravel driveway
• Utilities: No public sewer; No public water; Electric: circuit breakers, on-site energy storage, off-grid capable; Internet: none reported
• Home design: Cabin style; Single-story; Built in 1948; Brown exterior; Metal roof; Photovoltaic solar panels mounted on the roof (seller owned, fixed rack)
• Construction: Wood frame construction; Metal roof; Built in 1948
• Exterior features: Country setting with woods and hills; Near trails, snowmobile trails and paths; Rural location; Gravel driveway

Interior

• Kitchen: Refrigerator; Gas stove
• Bedrooms: One bedroom on main level (14'2" x 6')
• Flooring: Wood
• Heating & cooling: Wood heating; Wood stove
• Interior features: Wood flooring; Open kitchen/living room

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (0.5% below list).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#58 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Readsboro Elementary School (39 students, 33% FRL).
• Market conditions: 20 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.1% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.99% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.65×
• Total profit: $16,440
• Equity at exit: $35,908

10-year hold

• IRR: 14.8%
• Equity multiple: 2.99×
• Total profit: $50,129
• Equity at exit: $52,054

Cash invested: $25,172 (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 05350

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $155

Break-even live

Break-even rent $698

Max offer price $89,900

Occupancy floor 78%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $89,900 Active 97 DOM
2. 2026-06-18
   days on market $89,900 Active 96 DOM
3. 2026-06-17
   days on market $89,900 Active 95 DOM
4. 2026-06-16
   days on market $89,900 Active 94 DOM
5. 2026-06-15
   days on market $89,900 Active 93 DOM
6. 2026-06-14
   days on market $89,900 Active 91 DOM
7. 2026-06-12
   days on market $89,900 Active 90 DOM
8. 2026-06-09
   days on market $89,900 Active 87 DOM
9. 2026-06-08
   days on market $89,900 Active 86 DOM
10. 2026-06-07
    days on market $89,900 Active 85 DOM
11. 2026-06-04
    days on market $89,900 Active 81 DOM
12. 2026-06-02
    days on market $89,900 Active 80 DOM
13. 2026-06-01
    days on market $89,900 Active 79 DOM
14. 2026-05-31
    days on market $89,900 Active 78 DOM
15. 2026-05-31
    days on market $89,900 Active 77 DOM
16. 2026-05-01
    price $89,900
17. 2026-03-14
    listed $99,000 Active
18. 2024-01-23
    soldstatus $70,000
19. 2024-01-19
    soldstatus $70,000 Closed 1130-char remark

    Show marketing remark (1130 chars)

    Escape to the serene beauty of Camp EZ, where you can cozy up to the warmth of the wood stove as you enjoy the peace and quiet of the Vermont wilderness. Bring your ATV and enjoy riding the trails from the convenience of your property. There is a generator and 300 gallon holding tank for water which supplies the kitchen sink and outdoor shower. Propane fuels the cooking stove and camp lights. Rooftop solar panels charge four batteries and run refrigerator, additional lights, fans and television. Outdoor privy is just steps away. Mudroom entry has room to dry firewood, organize supplies and keep the cabin tidy. The kitchen has ample cabinet space, a propane/wood stove to cook on and a large table to share meals and stories. The living room is cozy and inviting with a couch, two chairs and a wood stove. The best part is the queen size Murphy bed in the front nook, where you can snuggle up with a book or watch the stars through the window. There is also a large outdoor shed for storing tools and toys. Experience the charm of this classic Vermont camp where you can disconnect from the world and reconnect with nature.

20. 2023-12-09
    status Pending 1130-char remark

    Show marketing remark (1130 chars)

    Escape to the serene beauty of Camp EZ, where you can cozy up to the warmth of the wood stove as you enjoy the peace and quiet of the Vermont wilderness. Bring your ATV and enjoy riding the trails from the convenience of your property. There is a generator and 300 gallon holding tank for water which supplies the kitchen sink and outdoor shower. Propane fuels the cooking stove and camp lights. Rooftop solar panels charge four batteries and run refrigerator, additional lights, fans and television. Outdoor privy is just steps away. Mudroom entry has room to dry firewood, organize supplies and keep the cabin tidy. The kitchen has ample cabinet space, a propane/wood stove to cook on and a large table to share meals and stories. The living room is cozy and inviting with a couch, two chairs and a wood stove. The best part is the queen size Murphy bed in the front nook, where you can snuggle up with a book or watch the stars through the window. There is also a large outdoor shed for storing tools and toys. Experience the charm of this classic Vermont camp where you can disconnect from the world and reconnect with nature.

21. 2023-12-04
    historical Active with Contract 1130-char remark

    Show marketing remark (1130 chars)

    Escape to the serene beauty of Camp EZ, where you can cozy up to the warmth of the wood stove as you enjoy the peace and quiet of the Vermont wilderness. Bring your ATV and enjoy riding the trails from the convenience of your property. There is a generator and 300 gallon holding tank for water which supplies the kitchen sink and outdoor shower. Propane fuels the cooking stove and camp lights. Rooftop solar panels charge four batteries and run refrigerator, additional lights, fans and television. Outdoor privy is just steps away. Mudroom entry has room to dry firewood, organize supplies and keep the cabin tidy. The kitchen has ample cabinet space, a propane/wood stove to cook on and a large table to share meals and stories. The living room is cozy and inviting with a couch, two chairs and a wood stove. The best part is the queen size Murphy bed in the front nook, where you can snuggle up with a book or watch the stars through the window. There is also a large outdoor shed for storing tools and toys. Experience the charm of this classic Vermont camp where you can disconnect from the world and reconnect with nature.

22. 2023-11-14
    listed $68,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Escape to the serene beauty of Camp EZ, where you can cozy up to the warmth of the wood stove as you enjoy the peace and quiet of the Vermont wilderness. Bring your ATV and enjoy riding the trails from the convenience of your property. There is a generator and 300 gallon holding tank for water which supplies the kitchen sink and outdoor shower. Propane fuels the cooking stove and camp lights. Rooftop solar panels charge four batteries and run refrigerator, additional lights, fans and television. Outdoor privy is just steps away. Mudroom entry has room to dry firewood, organize supplies and keep the cabin tidy. The kitchen has ample cabinet space, a propane/wood stove to cook on and a large table to share meals and stories. The living room is cozy and inviting with a couch, two chairs and a wood stove. The best part is the queen size Murphy bed in the front nook, where you can snuggle up with a book or watch the stars through the window. There is also a large outdoor shed for storing tools and toys. Experience the charm of this classic Vermont camp where you can disconnect from the world and reconnect with nature.

23. 2019-11-20
    soldstatus $29,000
24. 2019-11-18
    soldstatus $29,000 290-char remark

    Show marketing remark (290 chars)

    Hunters, snowmobilers, nature lovers, Welcome to Camp EZ. Camp comes equipped with Propane lights, propane run refrigerator, and propane cooking. Wood stove to heat it and outhouse out back. Wonderful little get away for some ''EZ'' living, and be one with nature! Comes fully furnished!

25. 2019-11-18
    soldstatus $29,000 Closed

    Show marketing remark (290 chars)

    Hunters, snowmobilers, nature lovers, Welcome to Camp EZ. Camp comes equipped with Propane lights, propane run refrigerator, and propane cooking. Wood stove to heat it and outhouse out back. Wonderful little get away for some ''EZ'' living, and be one with nature! Comes fully furnished!

26. 2019-10-21
    status Pending
27. 2019-10-04
    listed $29,000 290-char remark

    Show marketing remark (290 chars)

    Hunters, snowmobilers, nature lovers, Welcome to Camp EZ. Camp comes equipped with Propane lights, propane run refrigerator, and propane cooking. Wood stove to heat it and outhouse out back. Wonderful little get away for some ''EZ'' living, and be one with nature! Comes fully furnished!

28. 2019-10-04
    listed $29,000 Active

    Show marketing remark (290 chars)

    Hunters, snowmobilers, nature lovers, Welcome to Camp EZ. Camp comes equipped with Propane lights, propane run refrigerator, and propane cooking. Wood stove to heat it and outhouse out back. Wonderful little get away for some ''EZ'' living, and be one with nature! Comes fully furnished!

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$599/yr (+$50/mo · 117.5%)

ⓘ 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 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,733
• − Mortgage interest: −$5,036
• − Property taxes: −$510
• − Insurance: −$450
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,615
• Taxable income: $405
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,765/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 — Readsboro

• Score: 65/100
• State rank: #58
• US rank: #12897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 799

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 7% Lithuanian 6% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.09%
• Current HPI: 170.2186
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+210.0% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $89,900 PrimeMLS
• 2026-03-14 Listed $99,000 PrimeMLS
• 2024-01-23 Sold (Public Records) $70,000 Public Records
• 2024-01-19 Sold (MLS) $70,000 PrimeMLS
• 2023-12-09 Pending — PrimeMLS
• 2023-12-04 Contingent — PrimeMLS
• 2023-11-14 Listed $68,000 PrimeMLS
• 2019-11-20 Sold (Public Records) $29,000 Public Records
• 2019-11-18 Sold (MLS) $29,000 PrimeMLS
• 2019-11-18 Sold (MLS) $29,000 BCMLS
• 2019-10-21 Pending — PrimeMLS
• 2019-10-04 Listed $29,000 PrimeMLS
• 2019-10-04 Listed $29,000 BCMLS

Property tax history

-7.7%/yr

Latest (2024): $510 · +8.0% YoY. Source: county tax records.