93 Clark St · Brattleboro, VT 05301

$90,000

4 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 305 Days on market

Built 1880 4,791 sqft lot

---

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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMFORTABLE 3 BEDROOM HOME IN VERY NICE CONDITION IN NEIGHBORHOOD WITHIN WALKING DISTANCE OF DOWNTOWN AND HOSPITAL. BEAUTIFUL SCREEN PORCH FOR SUMMER FALL ENJOYMENT. READY TO MOVE INTO AND AVAILABLE FOR NEW OWNERS DECORATING IDEAS.

Key facts

• Off street parking
• Walk to downtown
• Bit of yard

Tags

• CORNER LOT
• OFF STREET PARKING
• WORKSHOP
• WALK TO DOWNTOWN
• BIT OF YARD

Property features AI

Finance

• Other: Survey status: Unknown; Documents available: Deed, Plot Plan

Exterior

• Parking: Detached or on-site garage with capacity for 1 car
• Utilities: Public water; Public sewer; Circuit breaker electrical; Cable internet available
• Home design: Farmhouse / Historic Vintage style; Existing structure; Green exterior color; Slate roof
• Construction: Built in 1880; Wood frame construction with aluminum siding; Slate roof
• Exterior features: City lot, level; Dirt driveway; Corner lot location (directions: Main St. to S. Main Street, right on Lawrence, house on corner of Lawrence & Canal)

Interior

• Kitchen: Kitchen (14x15); Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom on 2nd floor (13x14); Bedroom on 2nd floor (9x11); Bedroom on 2nd floor (8x12)
• Flooring: Hardwood; Softwood; Vinyl
• Bathrooms: One full bathroom on main level
• Heating & cooling: Oil-fired hot air heat
• Interior features: 7 total rooms; Full basement with interior stair access; Hardwood, softwood, and vinyl flooring
• Laundry & utility: Washer and dryer; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 4.7% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: schools A+, health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Windham County population projected at -26% 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $48k; list at $90k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.72% ✓
• Cap rate: 23.34%
• Cash-on-cash: 60.86%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $292,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Washington St	0.24mi	3/1.0 (-1)	1,033 (+0%)	23mo	$247,000	$239	64
128 High St	0.37mi	3/1.5 (-1)	1,130 (+10%)	2mo	$308,850	$273	57
95 Frost St	0.32mi	4/1.0	1,146 (+11%)	22mo	$235,000	$205	47
48 Speno Ct	0.66mi	3/2.0 (-1)	1,092 (+6%)	23mo	$310,000	$284	31
45 Speno Ct	0.64mi	3/1.0 (-1)	912 (-12%)	21mo	$299,000	$328	29
138 Cedar St	0.73mi	3/1.0 (-1)	1,174 (+14%)	11mo	$335,000	$285	29

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: 59.7%
• Equity multiple: 3.65×
• Total profit: $66,879
• Equity at exit: $13,419

10-year hold

• IRR: 64.4%
• Equity multiple: 7.48×
• Total profit: $163,291
• Equity at exit: $7,782

Cash invested: $25,200 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 80
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,278

Break-even live

Break-even rent $828

Max offer price $90,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,329	-5% $1,304	+0% $1,278	+5% $1,253	+10% $1,227
Rent	-10% $1,085	-5% $1,182	+0% $1,278	+5% $1,375	+10% $1,471
Rate	-1.0pp $1,323	-0.5pp $1,301	base $1,278	+0.5pp $1,255	+1.0pp $1,231

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Estey St Unit 1 Brattleboro, VT	3.0	1.0	850	$2,500	$2.94	15d	1	0.56mi

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 305 DOM
2. 2026-06-18
   days on market $90,000 Active 302 DOM
3. 2026-06-17
   days on market $90,000 Active 301 DOM
4. 2026-06-16
   days on market $90,000 Active 300 DOM
5. 2026-06-15
   days on market $90,000 Active 299 DOM
6. 2026-06-14
   days on market $90,000 Active 297 DOM
7. 2026-06-13
   days on market $90,000 Active 296 DOM
8. 2026-06-10
   days on market $90,000 Active 294 DOM
9. 2026-06-09
   days on market $90,000 Active 293 DOM
10. 2026-06-08
    days on market $90,000 Active 292 DOM
11. 2026-06-07
    days on market $90,000 Active 291 DOM
12. 2026-06-03
    days on market $90,000 Active 287 DOM
13. 2026-06-02
    days on market $90,000 Active 286 DOM
14. 2026-06-01
    days on market $90,000 Active 285 DOM
15. 2026-05-31
    days on market $90,000 Active 284 DOM
16. 2026-05-31
    days on market $90,000 Active 283 DOM
17. 2025-10-08
    status Active
18. 2025-08-26
    status Pending
19. 2025-07-08
    listed $90,000 Active
20. 2001-05-04
    soldstatus $47,500 231-char remark

    Show marketing remark (231 chars)

    COMFORTABLE 3 BEDROOM HOME IN VERY NICE CONDITION IN NEIGHBORHOOD WITHIN WALKING DISTANCE OF DOWNTOWN AND HOSPITAL. BEAUTIFUL SCREEN PORCH FOR SUMMER FALL ENJOYMENT. READY TO MOVE INTO AND AVAILABLE FOR NEW OWNERS DECORATING IDEAS.

21. 1999-02-25
    listed $49,900 231-char remark

    Show marketing remark (231 chars)

    COMFORTABLE 3 BEDROOM HOME IN VERY NICE CONDITION IN NEIGHBORHOOD WITHIN WALKING DISTANCE OF DOWNTOWN AND HOSPITAL. BEAUTIFUL SCREEN PORCH FOR SUMMER FALL ENJOYMENT. READY TO MOVE INTO AND AVAILABLE FOR NEW OWNERS DECORATING IDEAS.

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $29,346
• − Mortgage interest: −$5,041
• − Property taxes: −$1,732
• − Insurance: −$450
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$2,618
• Taxable income: $14,809
• Est. tax owed @ 24.0%: −$3,554
• After-tax cash flow: $11,784/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+80.4% since first listed

5 events — show timeline

• 2025-10-08 Relisted — PrimeMLS
• 2025-08-26 Pending — PrimeMLS
• 2025-07-08 Listed $90,000 PrimeMLS
• 2001-05-04 Sold (MLS) $47,500 PrimeMLS
• 1999-02-25 Listed $49,900 PrimeMLS

Property tax history

-1.0%/yr

Latest (2024): $1,732 · +10.5% YoY. Source: county tax records.