210-212 N Willard St · Burlington, VT 05401

$599,000

7 bd · 2.0 ba · 1,849 sqft · MultiFamily · 177 Days on market

Built 1915 Fair condition 6,969 sqft lot 1-car garage $324/sqft · 11% below area Est $675k · 11% under

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +12.5/15.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

210-212 North Willard Street offers a well-positioned duplex on a bright corner lot with strong rental appeal. Tenants pay for heat and electric and both units include washer/dryers. The property has flexible floor plans and includes a second-floor screened porch for beautiful outdoor living space. Plenty of off-street parking is a major plus in this location. Set in a highly desirable Burlington neighborhood with easy access to UVM, downtown, local markets, restaurants, and the waterfront, this is a solid opportunity for both investors and owner-occupants looking for reliable income in a proven rental area.

Key facts

• Off street parking
• Washer dryers
• Easy access to uvm

Tags

• CORNER LOT
• WASHER DRYERS
• SCREENED PORCH
• OFF STREET PARKING
• BURLINGTON NEIGHBORHOOD
• EASY ACCESS TO UVM

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $599k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $74 ($892/yr) — positive. Per door: $37/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $533k (11.0% below list).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.4% in Burlington — 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 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B; Watch: cost of living D, crime F, amenities F.
• Zoned schools: Integrated Arts Academy At H. O. Wheeler (math 37% / reading 52%, grade F, #72 of 192 statewide, top 42%, 248 students, 58% FRL); Lyman C. Hunt Middle School (math 34% / reading 47%, grade F, #13 of 26 statewide, top 52%, 337 students, 49% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
• Market conditions: Rents flat; 237 active listings in the ZIP; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
• At $2,667/mo per unit this rent would consume 49% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $674,695
• List price: $599,000
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Saint Peter St	1.04mi	7/2.0	1,968 (+6%)	2mo	$710,000	$361	53
148-150 Park St	0.67mi	6/2.0 (-1)	1,844 (-0%)	13mo	$505,000	$274	53
50 Bright St	0.21mi	6/2.0 (-1)	2,105 (+14%)	17mo	$701,097	$333	48
9 Hyde St	0.18mi	6/2.0 (-1)	2,171 (+17%)	18mo	$472,000	$217	47
2 Champlain Pl	0.72mi	6/2.0 (-1)	1,964 (+6%)	7mo	$445,000	$227	45
239 Pearl St	0.47mi	7/3.0	2,005 (+8%)	21mo	$490,000	$244	42
69-71 Forest St	0.68mi	6/2.0 (-1)	2,166 (+17%)	8mo	$632,000	$292	31
131 Pine St	0.95mi	6/2.0 (-1)	1,694 (-8%)	22mo	$479,000	$283	28

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-105,239
• Equity at exit: $89,313

10-year hold

• IRR: -16.3%
• Equity multiple: 0.19×
• Total profit: $-135,934
• Equity at exit: $51,791

Cash invested: $167,720 (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 →

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Median asking: $649,450 ($312/sqft)
• Median days on market: 137 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +17.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 05401

• Rents YoY: 0.5%
• Active inventory: 237
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $5,334 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,120
• Net cashflow: $74

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$2,970
1× unit	3	1	$2,364
Total (2 units)			$5,334

Break-even live

Break-even rent $5,240

Max offer price $599,000

Occupancy floor 94%

Sensitivity live

Price	-10% $488	-5% $281	+0% $74	+5% $-133	+10% $-340
Rent	-10% $-347	-5% $-136	+0% $74	+5% $285	+10% $496
Rate	-1.0pp $376	-0.5pp $227	base $74	+0.5pp $-81	+1.0pp $-239

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: $149,750
• Closing costs: $17,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233-235 N Willard St Unit 3 Burlington, VT	2.0	1.0	1000	$1,550	$1.55	6d	1	0.04mi
95 Hyde St Unit 2 Burlington, VT	2.0	1.0	1044	$1,975	$1.89	6d	1	0.06mi
372-374 North St Burlington, VT	3.0	1.0	1080	$2,880	$2.67	184d	1	0.13mi
37 Hyde St Unit 7 Burlington, VT	4.0	2.0	1600	$4,000	$2.50	184d	1	0.13mi
358-360 N Winooski Ave Unit 3 Burlington, VT	2.0	1.0	800	$1,875	$2.34	37d	1	0.15mi
21 Hyde St Unit 2 Burlington, VT	3.0	1.0	1163	$2,400	$2.06	50d	1	0.16mi
21 Hyde St Unit 1 Burlington, VT	4.0	1.0	1181	$2,800	$2.37	50d	1	0.16mi
86 Archibald St Burlington, VT	3.0	1.0	—	$2,400	—	10d	1	0.22mi
86 Archibald St Burlington, VT	3.0	1.0	—	$1,800	—	9d	1	0.22mi
86 Archibald St Unit 90 Burlington, VT	2.0	1.0	—	$1,750	—	10d	1	0.22mi
166 N Winooski Ave Unit 2 Burlington, VT	3.0	1.0	856	$2,600	$3.04	50d	1	0.28mi
47 Willow St Burlington, VT	2.0	1.0	—	$1,650	—	10d	1	0.29mi
41 Loomis St #39 Burlington, VT	2.0	1.0	—	$2,000	—	10d	1	0.29mi
52 Isham St Unit 2 Burlington, VT	3.0	1.0	1065	$3,050	$2.86	184d	1	0.29mi
69 Greene St Apt 1 Burlington, VT	2.0	1.0	—	$1,800	—	10d	1	0.31mi
36 Saint Louis St Apt 1 Burlington, VT	2.0	1.0	—	$1,800	—	37d	1	0.31mi
58-60 Intervale Ave Burlington, VT	3.0	1.0	1368	$2,400	$1.75	10d	1	0.32mi
252 North St Burlington, VT	1.0–4.0	1.0	—	$2,982	—	10d	4	0.32mi
122 N Winooski Ave Unit 3 Burlington, VT	2.0	1.0	—	$1,950	—	10d	1	0.33mi
244 North St Unit 1 Burlington, VT	3.0	1.0	—	$3,000	—	162d	1	0.33mi
42 N Willard St Unit 3 Burlington, VT	2.0	1.0	900	$2,200	$2.44	41d	1	0.35mi
10 Isham St Apt 2 Burlington, VT	2.0	1.0	—	$1,650	—	10d	1	0.37mi
58 N Union St Apt 1 Burlington, VT	3.0	1.0	—	$2,600	—	50d	1	0.37mi
176 Elmwood Ave Unit 1 Burlington, VT	3.0	1.0	—	$2,700	—	184d	1	0.39mi
93 Walnut St #5 Burlington, VT	3.0	1.0	950	$3,000	$3.16	184d	1	0.40mi
93 Walnut St #5 Burlington, VT	3.0	1.0	950	$3,000	$3.16	1d	1	0.40mi
19 Greene St Burlington, VT	3.0	1.0	—	$2,400	—	50d	1	0.41mi
19 Greene St Apt 2 Burlington, VT	3.0	1.0	—	$2,400	—	37d	1	0.41mi
237 Elmwood Ave Unit 1 Burlington, VT	2.0	1.0	750	$1,825	$2.43	1d	1	0.41mi
73 Cedar St Burlington, VT	4.0	1.5	1600	$3,650	$2.28	6d	1	0.43mi
191 North St Apt 1 Burlington, VT	4.0	1.0	—	$2,800	—	10d	1	0.44mi
191 North St Apt 4 Burlington, VT	4.0	1.0	—	$3,000	—	10d	1	0.44mi
52-62 Cedar St Unit 8H Burlington, VT	2.0	1.0	685	$1,695	$2.47	10d	1	0.45mi
52-62 Cedar St Unit 4D Burlington, VT	2.0	1.0	549	$1,475	$2.69	10d	1	0.45mi
52-62 Cedar St Unit 1A Burlington, VT	2.0	1.0	—	$1,800	—	184d	1	0.45mi
46 Lafountain St #1 Burlington, VT	4.0	1.0	—	$2,440	—	10d	1	0.46mi
340 Manhattan Dr Unit 1/2 Burlington, VT	3.0	1.0	—	$2,600	—	10d	1	0.46mi
52 Cedar St #62 Burlington, VT	1.0–2.0	1.0	685	$1,725	$2.52	2d	2	0.48mi
17-19 Lafountain St Burlington, VT	4.0	1.0	—	$3,460	—	24d	1	0.49mi
14 N Winooski Ave Burlington, VT	2.0	1.0	—	$1,650	—	184d	1	0.49mi

Property features AI

Finance

• Other: Operating expenses include insurance, maintenance, snow removal, trash, water/sewer, and other
• Financial info: Reported net income: $58,007

Exterior

• Parking: 1-car garage
• Utilities: Public sewerPublic waterElectric service with circuit breakersHigh-speed internet availableCable availableFuel service: VT Gas SystemsElectric company: Burlington Electric
• Home design: Duplex / Multi-familyExisting structureBuilt in 1915
• Construction: Wood frame constructionAsphalt shingle roofSurvey status: unknown
• Exterior features: City lot on a corner parcelAbuts conservation landPaved drivewayRoads paved and publicCorner of North Willard Street and Pomeroy Street (location)

Interior

• Bedrooms: Unit 1: 4 bedroomsUnit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 bathroomUnit 2: 1 bathroomTotal full bathrooms: 2
• Heating & cooling: Natural gas heatingNo central cooling
• Interior features: Unfinished basement with interior accessTwo-unit building

Listing history 50 events

1. 2026-10-22
   days on market $599,000 Active 177 DOM
2. 2026-10-21
   days on market $599,000 Active 176 DOM
3. 2026-10-20
   days on market $599,000 Active 175 DOM
4. 2026-10-19
   days on market $599,000 Active 174 DOM
5. 2026-10-18
   days on market $599,000 Active 173 DOM
6. 2026-10-17
   days on market $599,000 Active 172 DOM
7. 2026-10-16
   days on market $599,000 Active 171 DOM
8. 2026-10-15
   days on market $599,000 Active 170 DOM
9. 2026-10-14
   days on market $599,000 Active 169 DOM
10. 2026-10-13
    days on market $599,000 Active 168 DOM
11. 2026-10-12
    days on market $599,000 Active 167 DOM
12. 2026-10-11
    days on market $599,000 Active 166 DOM
13. 2026-10-10
    days on market $599,000 Active 165 DOM
14. 2026-10-09
    days on market $599,000 Active 164 DOM
15. 2026-10-08
    days on market $599,000 Active 163 DOM
16. 2026-10-07
    days on market $599,000 Active 162 DOM
17. 2026-10-06
    days on market $599,000 Active 161 DOM
18. 2026-10-05
    days on market $599,000 Active 160 DOM
19. 2026-10-04
    days on market $599,000 Active 159 DOM
20. 2026-10-04
    days on market $599,000 Active 158 DOM
21. 2026-10-02
    days on market $599,000 Active 157 DOM
22. 2026-10-01
    days on market $599,000 Active 156 DOM
23. 2026-09-30
    days on market $599,000 Active 155 DOM
24. 2026-09-29
    days on market $599,000 Active 154 DOM
25. 2026-09-28
    days on market $599,000 Active 153 DOM
26. 2026-09-27
    days on market $599,000 Active 152 DOM
27. 2026-09-26
    days on market $599,000 Active 151 DOM
28. 2026-09-25
    days on market $599,000 Active 150 DOM
29. 2026-09-24
    days on market $599,000 Active 149 DOM
30. 2026-09-24
    days on market $599,000 Active 148 DOM
31. 2026-09-22
    days on market $599,000 Active 147 DOM
32. 2026-09-21
    days on market $599,000 Active 146 DOM
33. 2026-09-20
    days on market $599,000 Active 145 DOM
34. 2026-09-19
    days on market $599,000 Active 144 DOM
35. 2026-09-18
    days on market $599,000 Active 143 DOM
36. 2026-09-17
    days on market $599,000 Active 142 DOM
37. 2026-09-16
    days on market $599,000 Active 141 DOM
38. 2026-09-15
    days on market $599,000 Active 140 DOM
39. 2026-09-14
    days on market $599,000 Active 139 DOM
40. 2026-09-13
    days on market $599,000 Active 138 DOM
41. 2026-09-12
    days on market $599,000 Active 137 DOM
42. 2026-09-11
    days on market $599,000 Active 136 DOM
43. 2026-09-05
    days on market $599,000 Active 130 DOM
44. 2026-09-04
    days on market $599,000 Active 129 DOM
45. 2026-09-03
    days on market $599,000 Active 128 DOM
46. 2026-08-31
    days on market $599,000 Active 125 DOM
47. 2026-08-30
    days on market $599,000 Active 124 DOM
48. 2026-08-29
    days on market $599,000 Active 123 DOM
49. 2026-08-28
    days on market $599,000 Active 122 DOM
50. 2026-08-27
    days on market $599,000 Active 121 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $64,008
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,121
• − Management: −$5,121
• − Depreciation: −$17,425
• Taxable loss: −$9,192
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $3,098/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $46,225–$83,205 screening

This two-unit property requires moderate rehabilitation to improve its curb appeal and overall condition, with a focus on exterior repairs and landscaping.

Repairs flagged

• Major exterior siding — Significant wear and peeling
• Major exterior paint — Peeling and chipping
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Both exterior painting — Enhances curb appeal and property value ↑
• Both landscaping — Improves curb appeal and enhances property value ↑
• Both exterior siding repair — Restores structural integrity and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Integrated Arts Academy At H. O. Wheeler F VT #72/192 Nat'l #16,061/41,679 Middle Edmunds Middle School C VT #8/26 Nat'l #3,585/14,009 High Burlington High School D VT #8/48 Nat'l #5,677/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 74/100

Livability — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• County: Chittenden County · 170,769 people
• City population: 31,662
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 31,662
• Household income: $65,657
• Rent vs Own: 68.6% rent · 31.4% own
• Severe rent burden: 14% of renters

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Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Black 4% Hispanic / Latino 4%
• Languages at home: 90% English-only · Other Indo-European 2% French/Haitian/Cajun 2% Spanish 2%

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Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -316.87%
• Current HPI: 352.2081
• Rent YoY: ▲ 0.52%
• Metro: Burlington-South Burlington, VT
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Operating expenses include insurance, maintenance, snow removal, trash, water/sewer, and other
• Financial info: Reported net income: $58,007

Exterior

• Parking: 1-car garage
• Utilities: Public sewerPublic waterElectric service with circuit breakersHigh-speed internet availableCable availableFuel service: VT Gas SystemsElectric company: Burlington Electric
• Home design: Duplex / Multi-familyExisting structureBuilt in 1915
• Construction: Wood frame constructionAsphalt shingle roofSurvey status: unknown
• Exterior features: City lot on a corner parcelAbuts conservation landPaved drivewayRoads paved and publicCorner of North Willard Street and Pomeroy Street (location)

Interior

• Bedrooms: Unit 1: 4 bedroomsUnit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 bathroomUnit 2: 1 bathroomTotal full bathrooms: 2
• Heating & cooling: Natural gas heatingNo central cooling
• Interior features: Unfinished basement with interior accessTwo-unit building

Price history

1 event — show timeline

• 2026-04-28 Listed $635,000 PrimeMLS