17 Mountain Rd · Brattleboro, VT 03451

$299,000

3 bd · 3.0 ba · 1,450 sqft · MultiFamily public records · 7 Days on market

Built 1972 0.53 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This Waterfront 3-unit multi-family dwelling sits on the banks of the Connecticut River on a dead-end town-maintained road with very easy access to Brattleboro and Hinsdale and offers westerly sunset views over the river of the hills surrounding Brattleboro VT.   There is a private drive that wraps down around the upper yard allowing access to the private lower waterfront lawn area with a boat launch and an abandoned bridge abutment that could be ideal for a deep-water boat dock with all applicable permits obtained. A VERY good fishing spot!!!! The house has two 1-bedroom units and a studio apartment.   The second floor 1 bedroom unit is occupied but the other two are vacant inclu

Key facts

• Boat launch
• Deep-water boat dock
• Fishing spot

Tags

• WATERFRONT
• PRIVATE DRIVE
• BOAT LAUNCH
• DEEP-WATER BOAT DOCK
• FISHING SPOT
• DEDICATED PARKING

Property features AI

Finance

• Other: Lot features list 'Lot: 7' (referenced in property data)
• Financial info: Reported net income: $21,741; Operating expenses include insurance, maintenance, other, and utilities

Exterior

• Parking: Gravel driveway
• Security: No security details provided
• Utilities: On-site well; On-site septic; 200 Amp electric; Cable and fiber optic internet available; Cable and multiple phone lines
• Home design: Multi-unit conversion property; Existing construction; Built in 1972; Three total units
• Construction: Wood frame construction with vinyl exterior; Slate roof; Surveyed
• Exterior features: Country setting with views; River frontage on the Connecticut River; Deep water access, directly adjoining; Waterfront rights exclusively owned; Near walking trails and trails; Near shopping and hospital; First house on left from Mountain Road (directions available)

Interior

• Kitchen: No appliance specifics provided
• Bedrooms: Three 1-bedroom units (one unit located on 2nd level)
• Flooring: Carpet; Wood; Vinyl plank
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Propane heating; Oil heating; Forced air; Wall furnaces; Wall units; No central cooling
• Interior features: Partial basement with walkout access; Conversion-style building; Studio unit (Unit 1)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $573/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Cap rate 13.5% vs local median 4.5% 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.
• Hinsdale School District (rural): math 22% / reading 34% proficiency, ranked #88 of 98 in NH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $169k; list at $299k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.58%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 4.25×
• Total profit: $272,489
• Equity at exit: $269,363

10-year hold

• IRR: 37.0%
• Equity multiple: 9.56×
• Total profit: $716,842
• Equity at exit: $580,891

Cash invested: $83,720 (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 03451

• Home prices YoY: 7.2%
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $5,100 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$552 /mo · $6,624/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $1,718

Break-even live

Break-even rent $2,925

Max offer price $299,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,887	-5% $1,803	+0% $1,718	+5% $1,633	+10% $1,549
Rent	-10% $1,315	-5% $1,517	+0% $1,718	+5% $1,919	+10% $2,121
Rate	-1.0pp $1,869	-0.5pp $1,794	base $1,718	+0.5pp $1,640	+1.0pp $1,562

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,100
Total (3 units)			$5,100

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Clark St Unit 2 Brattleboro, VT	2.0	1.0	1200	$1,650	$1.38	14d	1	0.46mi
78-80 Central St Brattleboro, VT	2.0	1.0	1525	$2,200	$1.44	14d	1	0.56mi
78 Central St Unit 1 Brattleboro, VT	2.0	1.0	1525	$2,200	$1.44	14d	1	0.56mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $299,000 Pending 7 DOM
2. 2026-06-05
   days on market $299,000 Active 6 DOM
3. 2026-06-03
   days on market $299,000 Active 5 DOM
4. 2026-06-02
   days on market $299,000 Active 4 DOM
5. 2026-06-01
   days on market $299,000 Active 3 DOM
6. 2026-05-31
   days on market $299,000 Active 2 DOM
7. 2026-05-29
   listed $299,000 Active
8. 2015-03-11
   soldstatus $169,000

ⓘ 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: $6,624 · $552/mo
• Projected year-2 tax: $6,624 · $552/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 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: $61,200
• − Mortgage interest: −$16,749
• − Property taxes: −$6,624
• − Insurance: −$2,292
• − Repairs & maintenance: −$4,896
• − Management: −$4,896
• − Depreciation: −$8,698
• Taxable income: $17,045
• Est. tax owed @ 24.0%: −$4,091
• After-tax cash flow: $16,525/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)

• District: Hinsdale School District
• NCES district ID: 3303780
• Math proficiency: 22% ▼ -15.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $49,341
• Composite: 24.44/100
• National rank: #7672
• State rank: #88 of 98 in NH

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

• City population: 16,955
• Population (ZIP): 3,987

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 10% Subsaharan African 4% Scotch-Irish 3%
• Foreign-born: 0%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.91%
• Current HPI: 371.6177
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.9% since first listed

2 events — show timeline

• 2026-05-29 Listed $299,000 PrimeMLS
• 2015-03-11 Sold (Public Records) $169,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $6,624 · +5.7% YoY. Source: county tax records.