113 Railroad St

Williamstown, VT 05649

$175,000B+

3 bd · 2.0 ba · 1,200 sqft · Built — · Other · Active · 127 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,045/mo
• Mortgage (P&I): −$918
• Tax + insurance: −$155
• HOA: −$0
• Vac / Maint / Mgmt: −$639
• Net cashflow: $1,333/mo
• Annual: $15,993/yr
• Cap rate: 15.43%
• Cash-on-cash: 32.64%
• DSCR: 2.45
• 1% rule: 1.74%
• Cash to close: $49,000

Investor read

• This is a 3-bed/2.0-bath other listed at $175k.
• 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).
• It's been on market 127 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($1k loan paydown + $751 appreciation (0.4% local appreciation)).
• 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).
• 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.

Questions for listing agent

• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.