117 Plain St · Rutland, VT 05701

$124,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 79 Days on market

Built 1950 0.28 ac lot $116/sqft · 34% below area Est $213k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

Key facts

• 0.28 acre lot
• Built 1950
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rutland County population projected at -28% 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $55k; list at $125k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.56% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (median comp): $212,765
• List price: $124,900
• Delta: -41.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 River St	0.36mi	3/2.0	1,118 (+4%)	9mo	$195,000	$174	65
28 Griswold Dr	0.16mi	3/1.0	1,008 (-6%)	22mo	$272,000	$270	64
39 Forest St	0.56mi	3/1.0	1,015 (-6%)	6mo	$180,000	$177	59
41 Griswold Dr	0.20mi	2/2.0 (-1)	1,170 (+9%)	18mo	$264,000	$226	52
205 Dorr Dr	0.67mi	3/1.0	1,091 (+2%)	20mo	$87,000	$80	50
131 Spruce St	0.30mi	3/2.0	1,181 (+10%)	21mo	$100,000	$85	48
15 Chaplin Ave	0.70mi	3/1.0	977 (-9%)	7mo	$228,000	$233	46
58 Cherry St	0.50mi	3/2.0	1,006 (-6%)	21mo	$170,000	$169	45
167 Dorr Dr	0.67mi	2/1.0 (-1)	1,050 (-2%)	23mo	$230,000	$219	41
243 Coolidge Ave	0.57mi	2/1.0 (-1)	916 (-15%)	7mo	$207,000	$226	38
17 Marble Ave	0.62mi	2/1.0 (-1)	965 (-10%)	17mo	$188,000	$195	35

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: 18.0%
• Equity multiple: 1.73×
• Total profit: $25,506
• Equity at exit: $18,623

10-year hold

• IRR: 26.4%
• Equity multiple: 3.32×
• Total profit: $81,130
• Equity at exit: $10,799

Cash invested: $34,972 (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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $718

Break-even live

Break-even rent $1,043

Max offer price $124,900

Occupancy floor 58%

Sensitivity live

Price	-10% $789	-5% $754	+0% $718	+5% $683	+10% $647
Rent	-10% $564	-5% $641	+0% $718	+5% $795	+10% $872
Rate	-1.0pp $781	-0.5pp $750	base $718	+0.5pp $686	+1.0pp $653

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Forest St Rutland, VT	3.0	1.0	840	$2,000	$2.38	44d	1	0.48mi
40 Cottage St Unit 3 Rutland, VT	2.0	2.0	1000	$2,100	$2.10	44d	1	0.96mi
15 Kingsley Ct Apt 3 Rutland, VT	2.0	1.0	750	$1,600	$2.13	44d	1	1.11mi

Listing history 22 events

1. 2026-06-21
   days on market $124,900 Active 79 DOM
2. 2026-06-18
   days on market $124,900 Active 77 DOM
3. 2026-06-17
   days on market $124,900 Active 76 DOM
4. 2026-06-16
   days on market $124,900 Active 75 DOM
5. 2026-06-15
   days on market $124,900 Active 74 DOM
6. 2026-06-15
   days on market $124,900 Active 73 DOM
7. 2026-06-13
   days on market $124,900 Active 72 DOM
8. 2026-06-12
   days on market $124,900 Active 71 DOM
9. 2026-06-09
   days on market $124,900 Active 68 DOM
10. 2026-06-08
    days on market $124,900 Active 67 DOM
11. 2026-06-08
    days on market $124,900 Active 66 DOM
12. 2026-06-07
    days on market $124,900 Active 65 DOM
13. 2026-06-03
    days on market $124,900 Active 62 DOM
14. 2026-06-02
    days on market $124,900 Active 61 DOM
15. 2026-06-01
    days on market $124,900 Active 60 DOM
16. 2026-05-31
    days on market $124,900 Active 59 DOM
17. 2026-04-03
    status Active 531-char remark

    Show marketing remark (531 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

18. 2026-04-02
    historical 531-char remark

    Show marketing remark (531 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

19. 2026-04-01
    listed $124,900 Active 531-char remark

    Show marketing remark (531 chars)

    This property is part of a First Look program. It allows owner occupant buyers to have their offers negotiated on day 8 of being listed. "ALL offers must have POF for CASH offers and Lender PQ's for Financed offers. Cash offers require 10% EMD. Rehab Offers must have one rehab bid in hand pre-offer, no exceptions. "New RRE Rules for FINCEN. transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed or HELOC.

20. 2001-09-21
    soldstatus $54,900 92-char remark

    Show marketing remark (92 chars)

    CITY HOME PRICED RIGHT, 1 BEDROOM DOWN, 2UP, LARGE DEEP YARD FOR CHILDREN POOL IS NEGIOTABLE

21. 2001-07-19
    listed $54,900 92-char remark

    Show marketing remark (92 chars)

    CITY HOME PRICED RIGHT, 1 BEDROOM DOWN, 2UP, LARGE DEEP YARD FOR CHILDREN POOL IS NEGIOTABLE

22. 1987-03-25
    soldstatus $46,900

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,889 · $157/mo
• Expected delta: +$485/yr (+$40/mo · 34.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,426
• − Mortgage interest: −$6,996
• − Property taxes: −$1,404
• − Insurance: −$624
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$3,633
• Taxable income: $7,019
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $6,933/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.3% since first listed

6 events — show timeline

• 2026-04-03 Relisted — PrimeMLS
• 2026-04-02 Delisted — PrimeMLS
• 2026-04-01 Listed $124,900 PrimeMLS
• 2001-09-21 Sold (MLS) $54,900 PrimeMLS
• 2001-07-19 Listed $54,900 PrimeMLS
• 1987-03-25 Sold (Public Records) $46,900 Public Records

Property tax history

+17.1%/yr

Latest (2024): $1,404 · +10.7% YoY. Source: county tax records.