12 Pleasant St · Barre, VT 05641

$144,900

8 bd · 3.0 ba · 3,065 sqft · SingleFamily · 146 Days on market

Built 1893 Fair condition 9,147 sqft lot ↓ 17% since listing

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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
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE SUNDAY MAY 31st - Enjoy a fresh baked good while touring your next Summer project! Have a new income stream by Fall! Passive income and equity opportunity. This triplex offers two 2 bedroom/1 bathroom units and one 3 bedroom/1 bathroom. Porches need a bit of care but this property stands strong structurally and will continue to serve tenants for many decades to come. Each unit has it's own utilities. Unit 1 is an attached single family home property with it's own basement. Unit 2 occupies the downstairs, while Unit 3 the upstairs with it's own seperate entrance. Both occupying the right portion of the property. Large . 22 acre double lot with a private backyard that offers seasonal florals during warmer months. This property could gross $4,788 monthly. That's a very healthy $57,456 annually and a very low cap rate!

Key facts

• Granite walls
• Concrete floor
• 9,147 sq ft lot

Tags

• LARGE QUARTER ACRE LOT
• GRANITE WALLS
• CONCRETE FLOOR

Property features AI

Finance

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

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electrical service with circuit breakers; Multiple internet options available including DSL, fiber optic, cable, satellite, and high-speed
• Home design: Colonial style; Existing structure; Built in 1893
• Construction: Metal siding; Roof materials include bitumen, flat membrane, metal, rolled and other
• Exterior features: City lot, level and open; Sidewalks and neighborhood setting; Near shopping, public transportation, and hospital

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Other heating type
• Interior features: 18 total rooms; Full daylight basement with concrete floor and walkout; Basement has interior and exterior access with interior stairs

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.5% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -19% 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $23,908
• Equity at exit: $21,605

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $81,932
• Equity at exit: $12,528

Cash invested: $40,572 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $744

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 61%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $144,900 Active 146 DOM
2. 2026-06-18
   days on market $144,900 Active 145 DOM
3. 2026-06-17
   days on market $144,900 Active 144 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $144,900 Active 143 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,505
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$4,215
• Taxable income: $7,034
• Est. tax owed @ 24.0%: −$1,688
• After-tax cash flow: $7,234/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 · 13 photos

Fair 45/100 Extensive rehab

This property requires extensive renovations, including re-roofing, exterior and interior painting, and kitchen and bathroom rehabilitation. Significant repairs are needed to bring the property up to a fair condition. Once completed, it could be a valuable investment with a strong rental or resale market.

Repairs flagged

• Major Exterior siding — Significant areas of siding missing
• Major Roof — No visible roof in the satellite image
• Major Flooring — Exposed subfloor in multiple areas
• Major Kitchen cabinets — Exposed subfloor, missing cabinets
• Major Bathroom fixtures — Exposed subfloor, missing fixtures
• Major HVAC — No visible HVAC in the satellite image

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — Improves curb appeal and enhances property value
• Both Re-roofing — Critical for structural integrity and long-term value
• Both Rehabilitating the kitchen and bathrooms — Completes the renovation and makes the property move-in ready

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant areas of siding missing	Major	$15,000–50,000
Roof · No visible roof in the satellite image	Major	$15,000–50,000
Flooring · Exposed subfloor in multiple areas	Major	$15,000–50,000
Kitchen cabinets · Exposed subfloor, missing cabinets	Major	$15,000–50,000
Bathroom fixtures · Exposed subfloor, missing fixtures	Major	$15,000–50,000
HVAC · No visible HVAC in the satellite image	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — Improves curb appeal and enhances property value ↑
• Both Re-roofing — Critical for structural integrity and long-term value ↑
• Both Rehabilitating the kitchen and bathrooms — Completes the renovation and makes the property move-in ready ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

-17.2% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $144,900 PrimeMLS
• 2026-05-22 Price Changed $144,900 PrimeMLS
• 2026-04-23 Price Changed $149,900 PrimeMLS
• 2026-04-23 Price Changed $149,900 PrimeMLS
• 2026-03-12 Price Changed $159,000 PrimeMLS
• 2026-03-12 Price Changed $159,000 PrimeMLS
• 2026-01-14 Listed $169,000 PrimeMLS
• 2025-12-18 Price Changed $169,000 PrimeMLS
• 2025-10-31 Listed $175,000 PrimeMLS