990 Oregon Rd · Gilman, VT 05906

$97,500

1 bd · 1.0 ba · 988 sqft · Other public records · 17 Days on market

Built 1987 10 ac lot

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Why this score? — see what drove the C 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 +16.9/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A very affordable year around home or your own get away, with everything you need. It offers a drilled well, private septic, the convenience of having electric, 2 heating choices. Such a Cute Cozy Country Cottage in a great setting, 10.3 acres both open and wooded with mountain views, a small pond, perennial flowers and veggie garden. You even have room some critters, a great barn/workshop or storage building and a shed for your firewood. You should be able to catch VAST and VASA near by. Great hunting even with a camera. Close to RT 2 just a short drive to NH. Like I said, it is affordable and has everything to offer, you will love it.

Key facts

• Metal roof
• 10.3 acre lot
• 10.3 acre lot

Tags

• METAL ROOF
• BOARD AND BATTEN SIDING
• LARGE STORAGE BUILDING
• 10.3 ACRE LOT

Property features AI

Finance

• Financial info: Property is foreclosed/bank-owned/REO

Exterior

• Utilities: Private water; Private sewer; Circuit breaker electrical service; No internet service indicated
• Home design: Cabin/Cape style; Existing construction; One story (single-level entry)
• Construction: Built in 1987; Wood frame construction; Board and batten exterior
• Exterior features: Country setting; Dirt driveway; Grey exterior color; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Forced air; Hot air
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $64 ($773/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (5.2% below list).
• Recommended offer: $92k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 $10k of equity ($674 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $84k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $92,445 (5.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 3.07×
• Total profit: $56,482
• Equity at exit: $87,058

10-year hold

• IRR: 22.9%
• Equity multiple: 6.97×
• Total profit: $162,925
• Equity at exit: $186,922

Cash invested: $27,300 (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: 8.8×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $64

Break-even live

Break-even rent $843

Max offer price $97,500

Occupancy floor 88%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   listed $97,500 Active
3. 2018-08-06
   soldstatus $83,900
4. 2018-08-01
   soldstatus $83,900 Closed 644-char remark

   Show marketing remark (644 chars)

   A very affordable year around home or your own get away, with everything you need. It offers a drilled well, private septic, the convenience of having electric, 2 heating choices. Such a Cute Cozy Country Cottage in a great setting, 10.3 acres both open and wooded with mountain views, a small pond, perennial flowers and veggie garden. You even have room some critters, a great barn/workshop or storage building and a shed for your firewood. You should be able to catch VAST and VASA near by. Great hunting even with a camera. Close to RT 2 just a short drive to NH. Like I said, it is affordable and has everything to offer, you will love it.

5. 2018-06-12
   historical Active with Contract 644-char remark

   Show marketing remark (644 chars)

   A very affordable year around home or your own get away, with everything you need. It offers a drilled well, private septic, the convenience of having electric, 2 heating choices. Such a Cute Cozy Country Cottage in a great setting, 10.3 acres both open and wooded with mountain views, a small pond, perennial flowers and veggie garden. You even have room some critters, a great barn/workshop or storage building and a shed for your firewood. You should be able to catch VAST and VASA near by. Great hunting even with a camera. Close to RT 2 just a short drive to NH. Like I said, it is affordable and has everything to offer, you will love it.

6. 2018-05-18
   listed $83,900 Active 644-char remark

   Show marketing remark (644 chars)

   A very affordable year around home or your own get away, with everything you need. It offers a drilled well, private septic, the convenience of having electric, 2 heating choices. Such a Cute Cozy Country Cottage in a great setting, 10.3 acres both open and wooded with mountain views, a small pond, perennial flowers and veggie garden. You even have room some critters, a great barn/workshop or storage building and a shed for your firewood. You should be able to catch VAST and VASA near by. Great hunting even with a camera. Close to RT 2 just a short drive to NH. Like I said, it is affordable and has everything to offer, you will love it.

7. 2017-02-09
   soldstatus $78,000
8. 2017-02-07
   soldstatus $78,000 Closed 569-char remark

   Show marketing remark (569 chars)

   Year round home or recreational get a way with access to the VAST & VASA trails. Located less than a mile off Route 2, enjoy the convenient access to Route 2, Littleton and Lancaster NH. Open floor plan with full bath and loft for additional space or storage. Nicely landscaped yard allows for wildlife sightings right from the comfort of your home. Insulated shed perfect for a workshop, storage or toy garage! Nestle up in front of the pellet stove after a day of snowmobiling or just enjoying your 10.3 acre lot. Great opportunity to own your piece of Vermont!

9. 2017-01-18
   historical Active with Contract 569-char remark

   Show marketing remark (569 chars)

   Year round home or recreational get a way with access to the VAST & VASA trails. Located less than a mile off Route 2, enjoy the convenient access to Route 2, Littleton and Lancaster NH. Open floor plan with full bath and loft for additional space or storage. Nicely landscaped yard allows for wildlife sightings right from the comfort of your home. Insulated shed perfect for a workshop, storage or toy garage! Nestle up in front of the pellet stove after a day of snowmobiling or just enjoying your 10.3 acre lot. Great opportunity to own your piece of Vermont!

10. 2016-11-17
    listed $82,500 Active 569-char remark

    Show marketing remark (569 chars)

    Year round home or recreational get a way with access to the VAST & VASA trails. Located less than a mile off Route 2, enjoy the convenient access to Route 2, Littleton and Lancaster NH. Open floor plan with full bath and loft for additional space or storage. Nicely landscaped yard allows for wildlife sightings right from the comfort of your home. Insulated shed perfect for a workshop, storage or toy garage! Nestle up in front of the pellet stove after a day of snowmobiling or just enjoying your 10.3 acre lot. Great opportunity to own your piece of Vermont!

11. 2014-11-18
    soldstatus $67,000
12. 2014-11-17
    soldstatus $67,000
13. 2014-06-13
    listed $72,000
14. 2004-09-21
    soldstatus $48,500
15. 2004-09-17
    soldstatus $48,500
16. 2004-08-02
    listed $48,500

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$242/yr (+$20/mo · 17.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,093
• − Mortgage interest: −$5,462
• − Property taxes: −$1,368
• − Insurance: −$488
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$2,836
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $973/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 — Gilman

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

Census & demographics

• 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

+101.0% since first listed

16 events — show timeline

• 2026-05-01 Pending — PrimeMLS
• 2026-04-14 Listed $97,500 PrimeMLS
• 2018-08-06 Sold (Public Records) $83,900 Public Records
• 2018-08-01 Sold (MLS) $83,900 PrimeMLS
• 2018-06-12 Contingent — PrimeMLS
• 2018-05-18 Listed $83,900 PrimeMLS
• 2017-02-09 Sold (Public Records) $78,000 Public Records
• 2017-02-07 Sold (MLS) $78,000 PrimeMLS
• 2017-01-18 Contingent — PrimeMLS
• 2016-11-17 Listed $82,500 PrimeMLS
• 2014-11-18 Sold (Public Records) $67,000 Public Records
• 2014-11-17 Sold (MLS) $67,000 PrimeMLS
• 2014-06-13 Listed $72,000 PrimeMLS
• 2004-09-21 Sold (Public Records) $48,500 Public Records
• 2004-09-17 Sold (MLS) $48,500 PrimeMLS
• 2004-08-02 Listed $48,500 PrimeMLS

Property tax history

+0.2%/yr

Latest (2024): $1,368 · +5.0% YoY. Source: county tax records.