113 Railroad St · Williamstown, VT 05649

$175,000

3 bd · 2.0 ba · 1,200 sqft · Other · 127 Days on market

5,662 sqft 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
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,662 sq ft lot
• Listed 126 days

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available; No internet service listed
• Home design: Manufactured/Mobile home; Single-story (main living all on one level)
• Construction: Vinyl exterior; Asphalt shingle roof; Year built not specified
• Exterior features: Level lot; Rural setting; Near a hospital; Gravel driveway; Gravel road frontage (50 feet)

Interior

• Kitchen: Combined kitchen and dining area
• Bedrooms: Multiple bedrooms on main level; At least one bedroom with attached bath
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot air heating
• Interior features: Seven total rooms; Living room; Kitchen/Dining area; Laundry room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#24 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $751 appreciation (0.4% local appreciation)).
• Orange County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.64%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.70×
• Total profit: $83,286
• Equity at exit: $54,602

10-year hold

• IRR: 36.9%
• Equity multiple: 5.26×
• Total profit: $208,727
• Equity at exit: $68,739

Cash invested: $49,000 (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 05649

• Home prices YoY: 0.4%
• Active inventory: 7
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,045 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $1,333

Break-even live

Break-even rent $1,358

Max offer price $175,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,432	-5% $1,382	+0% $1,333	+5% $1,283	+10% $1,234
Rent	-10% $1,092	-5% $1,212	+0% $1,333	+5% $1,453	+10% $1,573
Rate	-1.0pp $1,421	-0.5pp $1,377	base $1,333	+0.5pp $1,287	+1.0pp $1,241

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2844 Vermont Williamstown, VT	1.0–2.0	1.0	662	$3,045	$4.60	45d	4	1.46mi

Listing history 4 events

1. 2026-06-19
   days on market $175,000 Active 127 DOM
2. 2026-06-18
   days on market $175,000 Active 126 DOM
3. 2026-06-17
   days on market $175,000 Active 125 DOM
4. 2026-06-16
   listed $175,000 Active 124 DOM

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,169/yr (+$97/mo · 118.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,540
• − Mortgage interest: −$9,803
• − Property taxes: −$986
• − Insurance: −$875
• − Repairs & maintenance: −$2,923
• − Management: −$2,923
• − Depreciation: −$5,091
• Taxable income: $13,939
• Est. tax owed @ 24.0%: −$3,345
• After-tax cash flow: $12,648/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 — Williamstown

• Score: 72/100
• State rank: #24
• US rank: #5780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, VT
• Population (ZIP): 422

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 9% Slovak 5% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.43%
• Current HPI: 113.4365
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-02-13 Listed $175,000 PrimeMLS
• 2026-02-03 Coming Soon $175,000 PrimeMLS

Property tax history

+23.8%/yr

Latest (2025): $986 · +23.8% YoY. Source: county tax records.