42 Elm St · Gilman, VT 05906

$148,000

4 bd · 2.5 ba · 2,268 sqft · SingleFamily · 7 Days on market

Built 1920 Fair condition 1.20 ac lot $65/sqft · 33% below area Est $220k · 33% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.9/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Step back in time and restore the charm of this stately 1920 Federal-style home located in the village of Gilman, nestled in Vermont’s beautiful Northeast Kingdom. Set back on a large in-town lot, this 4-bedroom, 2.5-bath home is filled with timeless character and awaits its next chapter. You’re welcomed into a spacious living room featuring a lovely stone fireplace and French doors leading to the enclosed porch — the perfect spot to relax and enjoy the changing seasons. The home also offers a formal dining room, a large kitchen with a pantry, and a first-floor office with a half bath that could easily serve as a first-floor bedroom if desired. Upstairs, you’ll find

Key facts

• Formal dining room
• First-floor office
• French doors

Tags

• STONE FIREPLACE
• FRENCH DOORS
• ENCLOSED PORCH
• FORMAL DINING ROOM
• LARGE KITCHEN
• FIRST-FLOOR OFFICE

Property features AI

Finance

• Other: Approximate finished living area: 2268 total finished; Approximate total area: 3140

Exterior

• Parking: Detached or attached 2-car garage capacity
• Utilities: Public water; Public sewer; Electric service with circuit breakers and knob-and-tube wiring present; High-speed internet available; Telephone service on site (Consolidated)
• Home design: Federal-style home; Existing structure; Built in 1920
• Construction: Wood frame construction; Shingle roof; Concrete full basement
• Exterior features: Open lot in town; Paved public road frontage (243' frontage); Gravel driveway

Interior

• Kitchen: Kitchen on main level (16'5" x 13'5"); Includes stove (electric) and refrigerator
• Bedrooms: One bedroom on the first floor (10'8" x 11'6"); Bedroom with bath on the second floor (23'10" x 13'6"); Second-floor bedroom (11'6" x 13'7"); Second-floor bedroom (10'3" x 13'8"); Second-floor bedroom (14'2" x 13'6"); Basement bonus room (14'2" x 18'2")
• Flooring: Wood floors
• Bathrooms: Two full bathrooms; One half bathroom (7' x 5'10"); Second-floor full bath (8'11" x 5'11")
• Heating & cooling: Baseboard heating
• Interior features: 11 total rooms; Enclosed porch; Bonus room in basement; Wood flooring
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $148k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Sutton Village School (math 24% / reading 34%, grade F, #141 of 192 statewide, top 77%, 113 students, 42% FRL).
• Market conditions: 15 active listings in the ZIP; 11 units permitted in Essex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.9% local appreciation)).
• Essex County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $220,189
• List price: $148,000
• Delta: -32.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.15×
• Total profit: $89,035
• Equity at exit: $132,149

10-year hold

• IRR: 23.8%
• Equity multiple: 7.14×
• Total profit: $254,456
• Equity at exit: $283,738

Cash invested: $41,440 (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 05906

• Home prices YoY: 4.6%
• Active inventory: 15
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $149

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 85%

Sensitivity live

Price	-10% $252	-5% $201	+0% $149	+5% $98	+10% $47
Rent	-10% $32	-5% $91	+0% $149	+5% $208	+10% $267
Rate	-1.0pp $224	-0.5pp $187	base $149	+0.5pp $111	+1.0pp $72

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $148,000 Active 1396-char remark

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,806
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$4,305
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,937/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 · 13 photos

Fair 45/100 Moderate rehab

This 1920 Federal-style home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, landscaping, and updating the kitchen and bathroom.

Repairs flagged

• Major Kitchen cabinets — Green cabinets need repainting or replacement
• Major Bathroom fixtures — No visible fixtures
• Major Exterior siding — Weathered and in need of repainting
• Major Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and trimming — Improves curb appeal and enhances property value
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Green cabinets need repainting or replacement	Major	$15,000–50,000
Bathroom fixtures · No visible fixtures	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming — Improves curb appeal and enhances property value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal ↑

ⓘ 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 — Gilman

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

Census & demographics

• Census place: Gilman, VT
• City population: 187
• Population (ZIP): 1,335

Population outlook (Essex County) Hauer SSP2

• Today (2025): 5,715 people
• By 2030: 5,396 · -5.6%
• By 2040: 4,680 · -18.1%
• By 2050: 4,025 · -29.6%
• By 2075: 3,104 · -45.7%
• By 2100: 2,590 · -54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 3%
• Common ancestry: Lithuanian 17% Serbian 7% Slovak 5%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Chinese 2% French/Haitian/Cajun 1%

Political lean MEDSL · Essex

• 2024 margin: R (+16.0) · D 39.4% · R 55.4% · Other 5.2%
• 2008→2024 swing: -30.5pp toward R · 2008: 14.5pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+11.2 2016: R+18.0 2012: D+13.4 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.89%
• Current HPI: 223.9474
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+14.2% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $169,000 PrimeMLS
• 2026-05-23 Pending — PrimeMLS
• 2026-05-15 Listed $148,000 PrimeMLS